True annual cost of living in Berowra Waters, NSW 2082
Living in a house in Berowra Waters costs about $12,347 a year: council rates, water and sewerage, commute and home insurance combined. Berowra Waters sits 35.7 kilometres from Sydney CBD. Unit costs reach $12,847, with the $2,100 body corporate levy accounting for the entire difference between the two. At 35.7km, the commute dominates running costs. Drivers pay $4,508 more per year than public transport users.
About $237 a week to run a house here, including estimates
Unit annual cost
$12,847
Incl. body corporate
$1,071/month
About $247 a week to run a unit here, including estimates
House vs unit difference
+$500
Unit costs more per year
Annual cost breakdown
Council rates
Official, 2026-27 Hornsby rates
$1,541
Water & sewerage
Official, 2026-27 Sydney Water
$1,548
Driving commute
Modelled, 2026-27 ATO 91c/km · 35.7km from CBD · 192 days
$6,908
Home insurance
Estimated flood High · fire Medium
$2,350
Body corporate
Estimated
$2,100
Total annual running cost
$12,347
($1,029/month, $237/week)
Excludes electricity, estimated separately below.
↑ 11% above Hornsby average
SuburbCost affordability score ●●●○○5.3/10 Average
Cheaper to run than 57% of Hornsby suburbs. Score blends running cost (50%), schools (20%) and flood & fire risk (30%).
Estimated electricity cost
typical 2-person household
House
$2,342/yr
5,238 kWh
Unit
$1,909/yr
3,929 kWh
Estimated from AER residential benchmarks for Berowra Waters's climate zone at 2026-27 regulated prices for its electricity network. Get the free report for a breakdown by your exact number of occupants.
Getting around Berowra Waters
within a 2 km walk
Nearest stop
Berowra Waters Ferry Berrilee Ramp, 5,332 m away, about a 67 minute walk. It is a ferry stop.
Supermarkets
0
Cafes
0
Parks
0
Counted from OpenStreetMap via Overpass inside a 2 km walking radius of the suburb centre, built 2026-11-03. Distances are straight line from that centre, so a specific address can be closer or further. Mapping is contributed and can lag a new opening.
Is it cheaper to drive or take public transport from Berowra Waters to the CBD?
Public transport saves Berowra Waters residents $4,508 per year. Annual commute cost by car is $6,908 versus $2,400 by public transport using the Opal network.
What are the council rates in Berowra Waters?
Berowra Waters falls under Hornsby Council. The average residential rate for 2026-27 is $1,541 per year for an owner-occupied house, based on OLG data uplifted by the council's IPART rate peg. Individual properties pay more or less depending on land value. Unit owners in strata schemes pay $1,541 per year. These figures cover the general rate only and exclude waste and cleansing charges.
What does it cost to run a unit in Berowra Waters?
Running a unit in Berowra Waters costs approximately $12,847 per year by car or $8,339 by public transport. This includes council rates of $1,541, water and sewerage $1,548, estimated body corporate levy of $2,100, and contents insurance of $750. Body corporate fees vary significantly between buildings. Always confirm the actual levy before purchasing.
Is Berowra Waters close to public transport?
The nearest scheduled service to the centre of Berowra Waters is Berowra Waters Ferry Berrilee Ramp, a ferry stop about 5,332 m away, about a 67 minute walk. That is measured from the suburb centre, so an individual address can be nearer or further. The commute figure used in the running cost on this page assumes driving, not this service.
What shops and parks are in Berowra Waters?
Within a 2 km walk of the centre of Berowra Waters there are 0 supermarkets, 0 cafes and 0 parks. These counts come from OpenStreetMap via Overpass, which is contributed mapping and can lag a recent opening or closure.
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Data sources: Council rates: Hornsby rates (OLG 2024-25 + IPART 2026-27 peg). Water: Sydney Water 2026-27. Commute: ATO cents per kilometre rate 2026–27 (91c/km). Insurance: estimated from ACCC 2026 premium rates for the area's cyclone risk on a standard $600,000 home, adjusted for flood and fire, disclosed as estimate. Schools: ACARA ICSEA 2025. Risk: Fire: NSW RFS Bush Fire Prone Land. Flood: modelled from 30m elevation (topographic). Data last verified September 2026. Cost estimates are for comparison purposes only and do not constitute financial, insurance, or credit advice.