Low-rise annual
$2,000–$4,000
Mid-rise annual
$4,000–$7,000
High-rise annual
$7,000–$12,000+
% of property value
0.3%–1.2%
Average strata fees in Australia — at a glance
| Building Type | Annual Strata Fees | Quarterly Fees |
|---|---|---|
| Small low-rise building | $2,000 – $4,000 | $500 – $1,000 |
| Mid-rise apartment building | $4,000 – $7,000 | $1,000 – $1,750 |
| High-rise apartment building | $7,000 – $12,000+ | $1,750 – $3,000+ |
Fees typically cover:
- Building insurance: the largest single expense in most strata schemes
- Common area maintenance: cleaning, gardens, lifts, and shared facilities
- Strata management fees: professional management of the owners corporation
- Capital works contributions: long-term savings for major repairs and replacements
Average strata fees by building type
Building type is the single biggest driver of strata fee variation. Low-rise buildings with no lifts or shared amenities have simple, low-cost budgets. High-rise towers with gyms, pools, concierge services, and complex building management systems have budgets that can be ten times higher.
The ranges below reflect typical annual strata fees per apartment across Australian residential strata schemes.
Low-rise buildings (2–4 storeys)
Low-rise strata buildings — townhouses, villa complexes, and small apartment blocks — have the lowest average strata fees in Australia. With no lifts and minimal shared facilities, operating costs are relatively simple and easy to manage.
Typical annual strata fees for a lot in a low-rise scheme range from $2,000 to $4,000 per year, with quarterly levies of $500–$1,000. Common budget expenses include:
Low-rise building annual costs
| Expense | Annual Cost |
|---|---|
| Cleaning and maintenance | $5,000 – $15,000 |
| Insurance | $8,000 – $20,000 |
| Utilities | $2,000 – $5,000 |
| Strata management | $3,000 – $6,000 |
Indicative totals for a small building with 10–20 lots. Actual costs vary by location and building condition.
Mid-rise buildings (5–15 storeys)
Mid-rise apartment buildings are the most common strata building type in Australian cities. They typically have at least one lift, a car park, and sometimes a communal outdoor area or small gym. This adds meaningfully to operating costs compared to low-rise buildings.
Typical annual strata fees for a mid-rise apartment range from $4,000 to $7,000 per year, with quarterly levies of $1,000–$1,750.
Mid-rise building annual costs
| Expense | Annual Cost |
|---|---|
| Cleaning and maintenance | $15,000 – $40,000 |
| Insurance | $20,000 – $80,000 |
| Utilities | $10,000 – $25,000 |
| Strata management | $6,000 – $12,000 |
Indicative totals for a medium building with 30–80 lots. Actual costs vary by location, amenities, and building age.
High-rise buildings (16+ storeys)
High-rise strata buildings have the highest fees in Australia. Multiple lifts, concierge services, rooftop pools, gyms, and complex building management systems push operating budgets significantly higher. Insurance costs are also substantially greater for high-rise buildings.
Typical annual strata fees for a high-rise apartment range from $7,000 to $12,000+ per year, with quarterly levies of $1,750–$3,000 or more for premium buildings.
High-rise building annual costs
| Expense | Annual Cost |
|---|---|
| Insurance | $60,000 – $150,000 |
| Maintenance & repairs | $20,000 – $80,000 |
| Cleaning / concierge services | $50,000 – $150,000 |
| Utilities | $30,000 – $100,000 |
Indicative totals for a large high-rise building with 100+ lots and full amenities. Actual costs vary significantly by building.
Average strata fees by city
City location affects strata fees through insurance premiums, labour costs for maintenance, and the types of buildings that predominate in each market. Sydney has the highest average strata fees in Australia, driven by higher insurance costs, premium high-rise buildings, and a higher proportion of older strata stock requiring greater maintenance.
Typical annual strata fees by city
| City | Typical Annual Range |
|---|---|
| Sydney | $4,000 – $9,000 |
| Melbourne | $3,500 – $7,500 |
| Brisbane | $3,000 – $7,000 |
| Perth | $2,500 – $5,500 |
| Adelaide | $2,000 – $4,500 |
| Canberra | $3,000 – $5,500 |
| Hobart | $2,500 – $4,500 |
| Darwin | $3,000 – $6,000 |
Ranges represent typical fees across all building types. High-rise buildings with premium amenities can significantly exceed the upper end of these ranges.
Sydney's strata fees are pushed higher by a combination of factors: a large proportion of older high-rise buildings on the eastern seaboard, rising insurance premiums, and the cost of maintaining buildings in a high-cost labour market. Inner Sydney suburbs like Bondi, Surry Hills, and the CBD routinely see strata fees of $8,000–$15,000+ per year for premium high-rise apartments.
Melbourne fees are slightly lower on average, with mid-rise apartment buildings dominant in the inner suburbs. Brisbane has grown rapidly, with many newer buildings that have lower maintenance requirements and well-funded capital works plans.
Remember that strata levies are just one part of the cost of buying an apartment. Stamp duty is another major upfront cost that varies significantly by state and property value.
How strata fees are split between funds
Typical fund split
| Fund | Percentage of Fees |
|---|---|
| Admin fund | 60–65% |
| Capital works fund | 30–35% |
Most strata schemes allocate around 60–65% of total levies to the admin fund, which covers the day-to-day running costs of the building. The remaining 30–35% typically goes to the capital works fund (also called the sinking fund in Queensland) to build reserves for major future repairs.
The largest single expense in most admin funds is building insurance. Insurance premiums have risen significantly across Australia in recent years — particularly for high-rise buildings, those in flood-prone or cyclone-prone areas, and buildings with known defects. A large insurance increase can push the entire levy up even if all other costs remain stable.
Insurance is the largest line item
Strata fees as a percentage of property value
A useful rule of thumb: strata fees in Australia typically range from 0.3% to 1.2% of the property's value per year. However, this is a rough guide only — building type and location have a far greater influence on actual fees than property value.
Typical fees by property value
| Property Value | Typical Annual Strata Fees |
|---|---|
| $500,000 apartment | $1,500 – $6,000 |
| $750,000 apartment | $2,250 – $9,000 |
| $1,000,000 apartment | $3,000 – $12,000 |
Ranges are approximate. Actual fees depend on building type, location, and the individual strata scheme's budget.
Buyers should review the strata scheme's financial statements and the most recent AGM minutes before purchasing — this gives a clear picture of current levies, the state of the capital works fund, and any planned increases.
Review strata financials before purchasing
Capital works fund contributions
The capital works fund (sinking fund) accumulates reserves for major building repairs and replacements. Australian strata law requires most schemes to maintain a 10-year capital works plan and make annual contributions to the fund to meet future obligations.
The annual contribution to the capital works fund depends on what major works are anticipated in the plan and how much time remains before they are needed. Buildings with expensive upcoming works — a roof replacement or lift modernisation — will require larger annual contributions and therefore higher overall levies.
Common capital works and typical costs
| Project | Typical Cost |
|---|---|
| Roof replacement | $50,000 – $300,000 |
| Lift modernisation | $100,000 – $400,000 |
| Exterior repainting | $50,000 – $250,000 |
| Waterproofing repairs | $20,000 – $200,000 |
Costs are indicative totals. Actual costs vary significantly by building size, materials, and location.
Special levies
Beyond regular quarterly strata fees, owners corporations can raise special levies — one-off charges approved at a general meeting to fund unexpected or emergency expenses that exceed the current fund balances.
Special levies are commonly raised for:
- Emergency structural repairs: $10,000 – $500,000+ depending on building size and severity
- Fire safety upgrades: $20,000 – $200,000 for compliance works
- Construction defect rectification: $50,000 – $1,000,000+ in newer buildings with significant defects
- Insurance shortfall: one-off levy to cover a large unexpected premium increase
- Underfunded capital works projects: raised when the capital works fund has insufficient reserves for an imminent major repair
Want to estimate your strata fees?
Our calculator estimates quarterly strata levies based on property type, location, building age, and the amenities in your building.
Use the Strata Fee Calculator →If you own an investment property, strata fees are generally tax deductible as a rental expense — but the value of that deduction depends on your marginal tax rate. You can calculate your income tax to see how deductions like strata levies reduce your tax bill.
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Related Guides
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.
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.
Strata Fees in Melbourne — What to Expect
Melbourne-specific owners corporation fee ranges by suburb, building type, and lot liability. Benchmarks for apartments, townhouses, and high-rise towers.