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 $550 a year cheaper than Pheasants Nest, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $6,305.
Over 10 years the gap between these two is about $6,300, about $12 a week, and most of it is the AI-estimated insurance line.
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Tahmoor
Annual cost breakdown
| Category | Pheasants Nest | Tahmoor | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $2,195 | $2,195 | - |
| Water & sewerage Official, 2026-27 | $1,548 | $1,548 | - |
| Commute (driving) Modelled, 2026-27 | $3,515 | $3,315 | +$200 |
| Commute (public transport) Modelled, 2026-27 | $2,400 | $2,400 | - |
| Home insurance Estimated | $2,050 | $1,700 | +$350 |
| Body corporate (unit) Estimated | $1,800 | $1,800 | - |
| Total (driving) | $9,308 | $8,758 | +$550 |
| Total (public transport) | $8,193 | $7,843 | +$350 |
Totals exclude electricity, estimated separately below. Green = cheaper. Commute: ATO 91c/km, 220 working days. Insurance estimated from ACCC premium rates; 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
Pheasants Nest and Tahmoor differ by $550 a year by car, but $350 of that is the building insurance estimate rather than a published figure. On the sourced costs, council rates, water and the commute, the gap is $200, so neither suburb is named cheaper here.
The biggest single gap is home insurance at $350 per year.
On public transport the gap is $350 per year, $8,193 from Pheasants Nest versus $7,843 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 $350 a year, $1,700 against $2,050.
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 | $9,308 | $8,758 | $550 |
| Year 3 | $28,770 | $27,070 | $1,700 |
| Year 5 | $49,417 | $46,497 | $2,920 |
| Year 10 | $106,706 | $100,401 | $6,305 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Pheasants Nest or Tahmoor cheaper to live in?
Neither is named cheaper. Pheasants Nest runs $9,308 a year by car and Tahmoor $8,758, but most of the $550 difference is the building insurance estimate rather than a published figure. On council rates, water and the commute, which are sourced, the gap is $200. 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 $106,706 and Tahmoor costs $100,401 over 10 years by car. The cumulative difference is $6,305 in favour of Tahmoor. Excludes purchase price, mortgage, and personal expenses.
Which of Pheasants Nest and Tahmoor suits you better?
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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 insurance estimates from ACCC premium rates. Data updated July 2026.