Strata Fee Calculator Australia
Get an instant estimate of quarterly strata levies based on your property type, location, building size, and amenities. Free, no sign-up required.
Understanding Strata Fees in Australia
Average Strata Fees in Australia
Typical quarterly strata fees for apartments depending on building size and amenities.
Small Low-Rise Building
1–3 floors · 10–20 units
- Quarterly strata
- $600 – $900
- Monthly estimate
- $200 – $300
- Amenities
- Minimal (no lift or pool)
Mid-Rise Apartment Building
4–9 floors · 20–80 units
- Quarterly strata
- $900 – $1,500
- Monthly estimate
- $300 – $500
- Amenities
- Lift, secure parking
High-Rise Apartment Building
10+ floors · 80+ units
- Quarterly strata
- $1,500 – $3,000+
- Monthly estimate
- $500 – $1,000+
- Amenities
- Lift, gym, pool, concierge
Townhouse Complex
Small strata scheme · Shared driveways and gardens
- Quarterly strata
- $400 – $800
- Monthly estimate
- $130 – $270
- Amenities
- Usually minimal
Luxury Apartment Building
High-end developments · Premium amenities
- Quarterly strata
- $2,000 – $5,000+
- Monthly estimate
- $670 – $1,700+
- Amenities
- Pool, concierge, gym, security
Older Apartment Building
Higher maintenance costs
- Quarterly strata
- $900 – $2,500
- Monthly estimate
- $300 – $830
- Amenities
- Varies by building
* Estimates based on industry data. Actual fees vary by state, building age, and owners corporation decisions. Use the calculator above for a personalised estimate.
Understanding the numbers
How Strata Fees Work
Strata levies fund the running of your building. Each year the owners corporation sets a budget at the AGM, and it's split among owners based on their lot entitlements. Here's exactly where the money goes — and what drives costs up.
Where Your Levy Actually Goes
Typical 2-bedroom mid-rise apartment in Sydney. Established building, 31–60 units, with a pool and lift.
| Cost Component | Annual | Quarterly | Proportion |
|---|---|---|---|
| Administrative Fund (65%) | |||
| Building Insurance | $845 | $211 | |
| Strata Management | $1,056 | $264 | |
| Common Area Maintenance | $845 | $211 | |
| Utilities & Cleaning | $634 | $159 | |
| Other Admin Costs | $845 | $211 | |
| Capital Works Fund (35%) | |||
| Capital Works Fund | $2,275 | $569 | |
| Amenity Costs | |||
| Swimming Pool | $556 | $139 | |
| Lift / Elevator | $444 | $111 | |
| Total strata levy | $6,500 | $1,625 | |
That's $1,625 per quarter — or $125 per week. The admin fund ($4,225/yr) covers day-to-day running costs. The capital works fund ($2,275/yr) builds reserves for future major maintenance — roof replacement, repainting, lift refurbishment. On a $750,000 property, that's 0.87% of the property's value each year.
Same Apartment, 8 Different Cities
Mid-rise, 2-bed, established, pool and lift. The gap between the cheapest and most expensive capital city is $2,500 per year.
Based on capital city base rates with standard modifiers. Compare fees in your area →
What Most Owners Don't Realise
Four facts that can save you thousands — or cost you if you don't know them.
Amenities add up fast
+$5,778/yr
Adding a pool, gym, lift, and concierge to the same building increases fees by 105%. A concierge alone adds $4,444/yr per apartment — nearly as much as some buildings' entire levy.
What fees cover →Heritage buildings cost more
53% more
A heritage building (30+ years) costs $3,025 more per year than a new build. Older buildings need more maintenance, face costlier insurance, and are more likely to hit you with a special levy for waterproofing or structural work.
Special levy calculator →High-rise vs low-rise
$4,500/yr gap
A high-rise (10+ floors) in Sydney costs $2,250/qtr vs $1,125/qtr for a low-rise. More floors mean more lifts, more complex fire systems, and costlier facade maintenance.
Compare properties →The long-term bill
$225,676
That's what you'll pay in strata fees over 20 years at 5% annual increases. Your $1,625/qtr levy grows to $4,312/qtr by year 20. Fees double in roughly 15 years. In today's dollars, that's $169,051.
How fees are calculated →What Each Amenity Costs You
Every shared amenity has a running cost split across all lot owners. These are estimated per-apartment costs for a mid-rise building with 45 units.
Per-apartment estimates for a 45-unit building. Smaller buildings pay more per lot; larger buildings benefit from economies of scale. Compare properties with different amenities →
Why Every Building Is Different
Unlike stamp duty or council rates, strata fees aren't set by the government. They're decided each year by the owners corporation at the AGM, based on the building's actual operating costs and a 10-year maintenance plan. Two identical-looking buildings can have wildly different levies depending on how well they're managed, what's in the capital works fund, and what major works are coming.
That's why the strata report is the most important document to check before buying. It shows fund balances, planned works, pending special levies, and the scheme's financial health. A building with low levies but an empty capital works fund is a trap — a single special levy for waterproofing or cladding remediation can run $10,000 to $100,000 per lot.
Strata Fee Calculators
Specialised tools for every strata property scenario
Fee Estimation
Special Levy Calculator
Model one-off special levies for building defects or major repairs and see the per-lot impact on your quarterly costs.
Fee Estimation
Sinking Fund (Capital Works) Calculator
Assess whether your building's capital works fund is adequately funded for upcoming maintenance and replacements.
Comparison
Strata Levy Comparison Calculator
Compare strata fees across 2–3 properties side-by-side. Perfect for buyers evaluating multiple apartments.
Comparison
Strata Fees by State & City
Interactive comparison of average strata fees by state and region, with heatmap visualisation and cost breakdowns.
Financial Planning
Strata Fee Affordability Calculator
Understand strata fees in the context of your total housing costs — for both owner-occupiers and investors.
Financial Planning
Investor Strata ROI Calculator
Factor strata fees into rental yield and investment return calculations with break-even analysis.
Learn more
Strata Fee Guides
In-depth guides to help you understand strata fees and make informed property decisions.
What Do Strata Fees Cover?
A breakdown of what your strata levies pay for — admin fund, capital works fund, common area maintenance, insurance, and more.
How Are Strata Fees Calculated?
How strata managers calculate your quarterly levies — unit entitlements, budgets, special levies, and what drives costs up.
Average Strata Fees in Australia
Typical strata fees by state, property type, and building size — what's normal, what's high, and what to watch for.
Strata Fees in Sydney — What to Expect
Sydney-specific strata fee ranges by suburb, building type, and age. Benchmarks for apartments, townhouses, and new developments.
Understanding Your Strata Report Before Buying
How to read a strata report before buying a unit — what the report contains, red flags to watch for, and how to avoid costly surprises.
Strata Fees vs Body Corporate: What's the Difference?
Strata fees and body corporate fees are the same thing — different names in different states. Full terminology, legislation, and regulatory differences explained.
How to Reduce Your Strata Fees
Practical strategies to lower strata levies — insurance savings, energy upgrades, contract renegotiation, AGM tactics, and state grants.
Strata Insurance: What's Covered and What's Not
What strata insurance covers, what it doesn't, policy types every scheme needs, the underinsurance problem, and what individual lot owners still need to arrange themselves.