North Epping vs South Turramurra: true annual running costs compared (2026)
Last updated July 2026 · council rates current NSW schedules, ATO 88c/km, Opal & Translink fares, AER electricity benchmarks
North Epping (Hornsby rates (OLG) and South Turramurra (Ku-ring-gai Council rates (IPART approved SRV, 29% in) attract comparison from buyers considering suburbs across different council areas at similar distances from Sydney CBD (16 km and 16.1 km).
North Epping runs $1,069 a year cheaper than South Turramurra, driven mostly by council rates. Over 10 years at 3% growth that gap compounds to about $12,254.
Over 10 years, North Epping costs about $12,300 less to run than South Turramurra — the same as paying $12,300 less for the home. It's the cost no listing shows you.
Get the free report: 10-year costs, flood & fire risk, crime, schools and overall verdict →North Epping
South Turramurra
Annual cost breakdown
| Category | North Epping | South Turramurra | Difference |
|---|---|---|---|
| Council rates | $1,541 | $2,189 | -$648 |
| Water & sewerage | $1,548 | $1,548 | - |
| Commute (driving) | $4,325 | $4,346 | -$21 |
| Commute (public transport) | $2,386 | $2,386 | - |
| Home insurance | $2,150 | $2,550 | -$400 |
| Body corporate (unit) | $2,300 | $2,300 | - |
| Total (driving) | $9,564 | $10,633 | -$1,069 |
| Total (public transport) | $7,625 | $8,673 | -$1,048 |
Green = cheaper. Commute: ATO 88c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | North Epping | South Turramurra | Difference |
|---|---|---|---|
| House | $2,420 | $2,148 | +$272 |
| Unit | $1,920 | $1,716 | +$204 |
Estimated from AER residential benchmarks for each suburb's climate zone at 2025 rates (QLD 30c/kWh, NSW 33c/kWh incl. supply charge; unit ≈ 75% of a house). Get the free report for a breakdown by your exact number of occupants.
Cost breakdown chart
Annual cost breakdown — North Epping vs South Turramurra (2026-27)
What the numbers show
North Epping costs $1,069 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $12,254 in favour of North Epping.
The biggest single gap is council rates at $648 per year.
On public transport the gap is $1,048 per year, $7,625 from North Epping versus $8,673 from South Turramurra.
10-year cumulative cost projection
| Year | North Epping cumulative | South Turramurra cumulative | Difference |
|---|---|---|---|
| Year 1 | $9,564 | $10,633 | $1,069 |
| Year 3 | $29,561 | $32,866 | $3,305 |
| Year 5 | $50,777 | $56,452 | $5,675 |
| Year 10 | $109,641 | $121,895 | $12,254 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is North Epping or South Turramurra cheaper to live in?
North Epping is cheaper to run by car at $9,564 per year versus $10,633 for South Turramurra, a difference of $1,069 annually. Figures cover council rates, water, commute (ATO 88c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in North Epping and South Turramurra?
Annual council rates for a house are $1,541 in North Epping (Hornsby rates (OLG) and $2,189 in South Turramurra (Ku-ring-gai Council rates (IPART approved SRV, 29% in). Water and sewerage adds $1,548 in North Epping and $1,548 in South Turramurra. Both figures are the average residential rate reported to the Office of Local Government, uplifted by each council's IPART rate peg.
How does the commute cost compare between North Epping and South Turramurra?
Annual driving commute costs are $4,325 from North Epping and $4,346 from South Turramurra to Sydney CBD (ATO 88c/km). Public transport costs $2,386 from North Epping and $2,386 from South Turramurra.
What is the 10-year cost difference between North Epping and South Turramurra?
At 3% annual cost growth, North Epping costs a cumulative $109,641 and South Turramurra costs $121,895 over 10 years by car. The cumulative difference is $12,254 in favour of North Epping. Excludes purchase price, mortgage, and personal expenses.
Which of North Epping and South Turramurra is best to actually live in?
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Related comparisons
Sources: Hornsby rates (OLG and Ku-ring-gai Council rates (IPART approved SRV, 29% in rate data, water utility pricing (QLD: Queensland Urban Utilities / Unitywater; NSW: Sydney Water / Hunter Water), ATO 88c/km, and SuburbCost AI insurance estimates. Data updated July 2026.