Low-rise annual
$2,000–$4,000
Mid-rise annual
$4,000–$7,000
High-rise annual
$6,000–$10,000+
% of property value
0.3%–1.2%
Average owners corporation fees in Melbourne — at a glance
Owners corporation (OC) fees in Melbourne depend on the building type, shared facilities, and location. Melbourne fees are generally lower than Sydney but have been rising steadily due to insurance and contractor cost increases.
| Building Type | Annual OC Fees | Quarterly Fees |
|---|---|---|
| Small low-rise (1–3 storeys) | $2,000 – $4,000 | $500 – $1,000 |
| Mid-rise apartment (4–9 storeys) | $4,000 – $7,000 | $1,000 – $1,750 |
| High-rise tower (10+ storeys) | $6,000 – $10,000+ | $1,500 – $2,500+ |
These levies typically fund:
- Building insurance (often the largest single expense)
- Cleaning, gardening, and common area maintenance
- Owners corporation management fees
- Lift maintenance and fire safety systems
- Maintenance fund (capital works reserve)
How owners corporation fees work in Victoria
In Victoria, apartment and townhouse common property is managed by an owners corporation (OC) — the legal entity made up of all lot owners in a building or development. This is equivalent to what other states call a strata scheme or body corporate.
Each lot owner pays levies to the OC based on their lot liability — a number set in the plan of subdivision that represents their proportional share of building expenses. A larger or more desirable apartment will generally have a higher lot liability and pay a bigger share of total fees.
The OC's annual budget is approved at the Annual General Meeting (AGM). The total budget is divided by the sum of all lot liabilities, then multiplied by each lot's liability to determine individual levies. Most Melbourne OCs collect fees quarterly.
Victoria uses 'owners corporation', not 'strata'
Owners corporation fees in Melbourne by suburb
Fees vary across Melbourne depending on the concentration of high-rise developments, building age, and the level of shared amenities in each area.
Inner-city suburbs with large apartment towers — particularly Southbank, Docklands, and the CBD — tend to have higher OC costs due to lifts, concierge services, building managers, and complex mechanical systems. Middle and outer suburbs with smaller apartment buildings generally have lower levies.
Typical annual OC fees by suburb
| Region | Suburb | Typical Annual OC Fees |
|---|---|---|
| CBD | Melbourne CBD | $5,000 – $10,000 |
| Inner South | Southbank | $5,500 – $10,000+ |
| Inner West | Docklands | $5,000 – $9,000 |
| Inner South | South Yarra | $4,500 – $8,000 |
| Inner North | Carlton | $3,500 – $6,500 |
| Inner East | Richmond | $3,500 – $6,500 |
| Inner North | Brunswick | $3,000 – $5,500 |
| Inner East | Hawthorn | $3,500 – $6,000 |
| South-East | St Kilda | $3,500 – $6,500 |
| East | Box Hill | $3,000 – $5,500 |
| South-East | Glen Waverley | $2,500 – $4,500 |
| West | Footscray | $2,500 – $4,500 |
| North | Coburg | $2,500 – $4,500 |
Ranges represent typical fees for standard apartments in each suburb. High-rise buildings with premium amenities can significantly exceed the upper end.
Southbank and Docklands are Melbourne's densest apartment precincts and home to many towers with 30+ storeys, building managers, pools, and gyms. These buildings consistently sit at the upper end of fee ranges due to extensive common property and high insurance costs.
Newer apartment developments in growth areas like Box Hill, Footscray, and Brunswick are often mid-rise with moderate amenities, resulting in fees closer to the middle of the range.
Average OC fees by building type in Melbourne
Building height and shared facilities are the strongest predictors of OC fees in Melbourne — more so than suburb alone.
Low-rise apartment buildings
Low-rise buildings (1–3 storeys) are common across Melbourne's inner and middle suburbs. Many are older walk-up blocks without lifts, which keeps ongoing costs lower.
For a small building with 10–20 apartments, typical annual costs result in $2,000–$4,000 per year per apartment.
Typical annual building costs — low-rise
| Expense | Annual Cost |
|---|---|
| Building insurance | $8,000 – $20,000 |
| Cleaning and gardening | $3,000 – $10,000 |
| Utilities (common areas) | $1,500 – $4,000 |
| OC management fees | $2,500 – $5,000 |
Mid-rise apartment buildings
Mid-rise buildings (4–9 storeys) are increasingly common in Melbourne's inner suburbs and activity centres like Box Hill and Footscray. These buildings typically include lifts, secure basement parking, and intercom systems.
Owners in mid-rise buildings typically pay $4,000–$7,000 per year in OC levies.
Typical annual building costs — mid-rise
| Expense | Annual Cost |
|---|---|
| Building insurance | $25,000 – $70,000 |
| Lift maintenance | $8,000 – $20,000 |
| Cleaning and gardening | $15,000 – $35,000 |
| OC management fees | $5,000 – $10,000 |
High-rise apartment towers
Melbourne has a large stock of high-rise residential towers, particularly in Southbank, Docklands, and the CBD. These buildings require multiple lifts, complex fire safety systems, building managers, and often include pools, gyms, and concierge services.
OC fees in high-rise towers commonly reach $6,000–$10,000+ per year. Buildings with extensive amenities or older mechanical systems can exceed this.
Typical annual building costs — high-rise
| Expense | Annual Cost |
|---|---|
| Building insurance | $60,000 – $200,000+ |
| Lift maintenance | $25,000 – $80,000 |
| Cleaning / concierge / building manager | $60,000 – $180,000 |
| Utilities (common areas) | $30,000 – $90,000 |
Indicative totals for a large high-rise tower with 100+ lots and full amenities.
Why owners corporation fees vary in Melbourne
Insurance premiums
Building insurance is often the single largest expense in a Melbourne OC budget, accounting for 30–50% of total levies in high-rise buildings. Premiums have risen sharply in recent years due to increased construction costs, natural disaster risk repricing, and buildings with prior defect claims or cladding issues facing even steeper increases.
Building height and complexity
Taller buildings cost more to run. Each additional storey adds lift maintenance, fire system compliance, facade access costs, and higher insurance premiums. A 30-storey tower in Southbank has fundamentally different operating costs to a 3-storey walk-up in Coburg, even if both have similar-sized apartments.
Shared amenities
Pools, gyms, rooftop terraces, concierge desks, and building managers all add ongoing operational costs. Many newer Melbourne developments include these facilities to attract buyers, but the running costs flow through to all lot owners via higher levies.
Building age and maintenance backlog
Older buildings may need higher contributions to the maintenance fund to cover upcoming works such as waterproofing, lift replacement, or electrical upgrades. A building with a well-funded maintenance plan will have steadier levies, while one that has deferred maintenance may face sudden increases or special levies.
Rising costs in 2025–2026
The average Victorian apartment owner can expect to pay 20–30% more in OC fees in 2026 compared to 2024. The main drivers are insurance premium increases, higher contractor and trades costs, and new compliance requirements around fire safety and building defect reporting.
OC fees as a percentage of Melbourne property values
Across Melbourne, OC fees typically represent about 0.3% to 1.2% of a property's value per year. This rule of thumb helps buyers estimate total ownership costs when comparing apartments.
Melbourne apartment prices are generally lower than Sydney, which means the fee-to-value ratio can be higher in Melbourne even when the absolute dollar amount is lower.
Typical fees by property value
| Property Value | Typical Annual OC Fees |
|---|---|
| $500,000 apartment | $1,500 – $6,000 |
| $700,000 apartment | $2,100 – $8,400 |
| $1,000,000 apartment | $3,000 – $12,000 |
Ranges are approximate. Actual fees depend on building type, shared facilities, and the individual OC's budget.
In addition to ongoing OC levies, buyers should budget for stamp duty (land transfer duty) — often the largest upfront cost when purchasing. Use the VIC stamp duty calculator to estimate what you'd pay at your purchase price.
Special levies in Melbourne apartment buildings
Special levies are one-off payments raised when the OC's existing funds are not enough to cover a major repair or unexpected expense. Under the Owners Corporations Act 2006, special levies can be raised at a general meeting and are often payable in instalments.
Common triggers in Melbourne include building defect rectification, waterproofing failures, lift replacement, and cladding remediation.
Typical special levy costs per apartment
| Project | Typical Cost per Apartment |
|---|---|
| Waterproofing / balcony repairs | $3,000 – $12,000 |
| Lift replacement or upgrade | $5,000 – $20,000 |
| Cladding remediation | $15,000 – $80,000+ |
Cladding remediation in Melbourne
Review the Section 32 before purchasing
Buildings with a well-funded maintenance plan are less likely to issue large special levies. When comparing apartments, check the OC's maintenance fund balance relative to upcoming works — a low balance relative to the building's age and condition is a warning sign.
Want to estimate strata fees for a Melbourne apartment?
OC levies vary widely between buildings depending on location, height, and amenities. Our calculator estimates typical strata costs based on property type, building age, and shared facilities.
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