Pheasants Nest vs Tahmoor: true annual running costs compared (2026)
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Pheasants Nest and Tahmoor are both Wollondilly rates (OLG suburbs, sitting 68.2 km and 69 km from Sydney CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
Tahmoor runs $600 a year cheaper than Pheasants Nest, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $6,878.
Over 10 years these two cost about the same to run. The difference here isn't money — it's location, schools and lifestyle.
Get the free report: 10-year costs, flood & fire risk, crime, schools and overall verdict →Pheasants Nest
Tahmoor
Annual cost breakdown
| Category | Pheasants Nest | Tahmoor | Difference |
|---|---|---|---|
| Council rates | $2,195 | $2,195 | - |
| Water & sewerage | $1,548 | $1,548 | - |
| Commute (driving) | $3,515 | $3,315 | +$200 |
| Commute (public transport) | $2,400 | $2,400 | - |
| Home insurance | $2,400 | $2,000 | +$400 |
| Body corporate (unit) | $1,800 | $1,800 | - |
| Total (driving) | $9,658 | $9,058 | +$600 |
| Total (public transport) | $8,543 | $8,143 | +$400 |
Green = cheaper. Commute: ATO 91c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Pheasants Nest | Tahmoor | Difference |
|---|---|---|---|
| House | $2,720 | $2,720 | - |
| Unit | $2,209 | $2,209 | - |
Estimated from AER residential benchmarks for each suburb's climate zone at 2026-27 regulated prices for each suburb's electricity network, including supply charge (AER Default Market Offer caps, or the QCA price in regional Queensland; unit ≈ 75% of a house). Get the free report for a breakdown by your exact number of occupants.
Cost breakdown chart
Annual cost breakdown — Pheasants Nest vs Tahmoor (2026-27)
What the numbers show
Tahmoor costs $600 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $6,878 in favour of Tahmoor.
The biggest single gap is home insurance at $400 per year.
On public transport the gap is $400 per year, $8,543 from Pheasants Nest versus $8,143 from Tahmoor.
Where the difference actually comes from
- Council rates is identical at $2,195 a year.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours Tahmoor by $200 a year, $3,315 against $3,515.
- Building insurance favours Tahmoor by $400 a year, $2,000 against $2,400.
Both suburbs sit in the same council area, so the rates line is identical and none of the difference between them comes from council. What separates them is commute distance and the insurance band.
Fire risk is rated high in Pheasants Nest against medium in Tahmoor, which feeds the insurance estimate.
10-year cumulative cost projection
| Year | Pheasants Nest cumulative | Tahmoor cumulative | Difference |
|---|---|---|---|
| Year 1 | $9,658 | $9,058 | $600 |
| Year 3 | $29,852 | $27,997 | $1,855 |
| Year 5 | $51,276 | $48,090 | $3,186 |
| Year 10 | $110,718 | $103,840 | $6,878 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Pheasants Nest or Tahmoor cheaper to live in?
Tahmoor is cheaper to run by car at $9,058 per year versus $9,658 for Pheasants Nest, a difference of $600 annually. Figures cover council rates, water, commute (ATO 91c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Pheasants Nest and Tahmoor?
Annual council rates for a house are $2,195 in Pheasants Nest (Wollondilly rates (OLG) and $2,195 in Tahmoor (Wollondilly rates (OLG). Water and sewerage adds $1,548 in Pheasants Nest and $1,548 in Tahmoor. 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 Pheasants Nest and Tahmoor?
Annual driving commute costs are $3,515 from Pheasants Nest and $3,315 from Tahmoor to Sydney CBD (ATO 91c/km). Public transport costs $2,400 from Pheasants Nest and $2,400 from Tahmoor.
What is the 10-year cost difference between Pheasants Nest and Tahmoor?
At 3% annual cost growth, Pheasants Nest costs a cumulative $110,718 and Tahmoor costs $103,840 over 10 years by car. The cumulative difference is $6,878 in favour of Tahmoor. Excludes purchase price, mortgage, and personal expenses.
Which of Pheasants Nest and Tahmoor is best to actually live in?
You've got the costs. Get the free personalised report for the rest: a clear verdict on which suburb wins, the full flood, fire and crime risk profile, nearest schools, estimated electricity cost by number of occupants, and your own loan or rent stress-tested over 10 years. No spam.
Related comparisons
Sources: Wollondilly rates (OLG and Wollondilly rates (OLG rate data, water utility pricing (QLD: Queensland Urban Utilities / Unitywater; NSW: Sydney Water / Hunter Water), ATO 91c/km, and SuburbCost AI insurance estimates. Data updated July 2026.