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Strata fees are ongoing quarterly payments that apartment and townhouse owners in Australia must pay to maintain shared facilities and common areas.
As of September 2025, Australian strata fees typically range from $550 to $2,500 per quarter, depending on location, property type, building age, and amenities. Sydney leads with the highest fees at $500-$2,500 quarterly, while Queensland averages $1,250-$1,500 quarterly for most developments.
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Strata fees in Australia range from $550-$2,500 per quarter, with Sydney having the highest costs and Queensland offering more affordable options.
These fees cover building maintenance, insurance, management, and shared amenities, with luxury developments charging significantly more for premium facilities.
| Location | Quarterly Fee Range | Annual Percentage of Property Value |
|---|---|---|
| Sydney, NSW | $500 - $2,500 | 0.8% - 1.2% |
| Melbourne, VIC | $600 - $2,000 | 0.6% - 1.0% |
| Brisbane, QLD | $550 - $1,500 | 0.4% - 0.8% |
| Perth, WA | $450 - $1,200 | 0.3% - 0.7% |
| Adelaide, SA | $400 - $1,000 | 0.3% - 0.6% |
| Gold Coast, QLD | $800 - $6,250 | 0.5% - 1.5% |
| Luxury Developments | $2,000 - $6,250 | 1.0% - 2.0% |
How much are average strata fees in Australia right now, broken down by city and state?
As of September 2025, Sydney leads Australia with the highest strata fees, ranging from $500 to $2,500 per quarter for apartments.
Queensland offers more affordable strata fees, with most developments charging between $1,250 and $1,500 quarterly. However, luxury Gold Coast properties can reach $6,250 per quarter due to extensive amenities and beachfront locations.
Melbourne sits in the middle range at $600-$2,000 quarterly, while Perth and Adelaide offer the most affordable options at $450-$1,200 and $400-$1,000 respectively. These variations reflect local property values, construction costs, and market demand.
Most Australian strata fees represent 0.3% to 1.2% of the property's total value annually. Luxury developments with extensive facilities can push this percentage to 2.0% of property value per year.
Regional areas typically charge lower fees due to reduced maintenance costs and fewer shared amenities compared to major metropolitan centers.
What's the typical monthly or yearly range of strata fees for apartments versus townhouses?
Apartments consistently carry higher strata fees than townhouses due to shared vertical infrastructure and more extensive common areas.
Sydney apartments range from $600 to $2,500 quarterly, while townhouses in the same areas typically cost $400 to $1,000 quarterly. This difference reflects the complex maintenance requirements of high-rise buildings, including elevators, extensive lobbies, and rooftop facilities.
Townhouses generally have lower fees because they share fewer common areas and infrastructure. Most townhouse developments focus on basic landscaping, shared driveways, and minimal amenities, resulting in more predictable maintenance costs.
Large apartment complexes with 50+ units can achieve economies of scale for some services, but this advantage is often offset by the complexity and cost of maintaining vertical infrastructure like elevators, fire safety systems, and building-wide utilities.
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How do strata fees differ between older buildings and brand-new developments?
Brand-new developments often charge higher strata fees despite having lower immediate maintenance needs, primarily due to extensive modern amenities and premium management services.
Older buildings in Sydney typically charge $650-$950 quarterly for basic maintenance and essential services. These buildings focus on fundamental upkeep like painting, basic repairs, and minimal shared facilities.
New developments frequently double these costs, charging $1,300-$1,900 quarterly even for similar-sized units. The higher fees fund modern amenities like gyms, pools, concierge services, and advanced building management systems that weren't standard in older constructions.
However, older buildings may face unexpected special levies for major repairs like roof replacements, elevator upgrades, or structural improvements that new buildings won't require for 10-15 years.
The maintenance history and number of units in the development affects fees more than age alone, with well-maintained older buildings sometimes offering better value than amenity-heavy new constructions.
What specific services are normally included in strata fees across Australia?
Australian strata fees typically cover building and common area maintenance as the primary expense category.
| Service Category | What's Included | Typical Cost Proportion |
|---|---|---|
| Maintenance & Cleaning | Common area cleaning, garden maintenance, pest control, general repairs | 40-50% |
| Building Insurance | Structure insurance, common area liability, exterior coverage | 15-25% |
| Management Fees | Strata manager, administration, meeting coordination, financial management | 20-30% |
| Utilities (Shared) | Common area lighting, water for gardens, shared electricity | 5-10% |
| Sinking Fund | Reserve for major future repairs and capital improvements | 5-15% |
| Amenity Maintenance | Pool maintenance, gym equipment, elevator servicing, security systems | 10-20% |
| Professional Services | Legal fees, auditing, building inspections, compliance costs | 3-8% |
Are utilities like water, gas, and electricity ever covered in strata fees, or always separate?
Shared area utilities are typically included in strata fees, but individual apartment utilities remain separate expenses.
Water for common areas, garden irrigation, and pool maintenance is usually covered by strata fees. Some older buildings include water usage for individual units, but this is becoming less common in new developments.
Electricity for lobbies, corridors, external lighting, elevators, and shared amenities forms part of the strata fee structure. Individual apartment electricity bills remain the owner's responsibility.
Gas is rarely included in strata fees except in all-inclusive luxury developments. Most Australian apartments have individual gas meters, with owners paying their own bills directly to utility providers.
Always verify exactly which utilities are covered before purchasing, as inclusion varies significantly between developments and can impact your ongoing ownership costs by $50-$200 monthly.
What percentage of strata fees usually goes toward maintenance and repairs?
Maintenance and repairs typically consume the largest portion of strata fees, usually accounting for 40-50% of total quarterly charges.
This category includes routine cleaning of common areas, garden and landscape maintenance, pest control services, and ongoing building repairs. Regular maintenance costs are predictable and budgeted annually by the owners corporation.
Building insurance represents another major expense, taking 15-25% of strata fees to cover structural insurance, common area liability, and external building coverage.
Management fees consume 20-30% of the budget for professional strata management services, administration, meeting coordination, and financial oversight.
The remaining 10-20% covers utilities, sinking fund contributions, and professional services like legal fees and building inspections.
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How much of the fees typically go into the sinking fund or capital works fund?
Sinking funds typically receive 5-15% of total strata fees, translating to approximately $25-$50 per quarter for average developments.
This percentage varies based on building age and anticipated capital works. Newer buildings often contribute less initially, around 5-8%, while older buildings may allocate 10-15% to prepare for major repairs and replacements.
Queensland developments often maintain larger sinking funds due to weather-related maintenance needs, with some allocating up to 20% of fees for roof repairs, cyclone damage preparation, and pool equipment replacement.
Luxury developments with extensive amenities typically contribute 10-15% to sinking funds to handle expensive equipment replacements like elevator systems, high-end gym equipment, and sophisticated security systems.
Buildings with inadequate sinking funds may impose special levies ranging from $1,000 to $10,000 per unit when major repairs are needed, making proper fund management crucial for avoiding unexpected costs.
Do strata fees usually cover building insurance, and if so, what exactly is insured?
Building insurance is universally included in Australian strata fees and covers the physical structure and common areas of the development.
This insurance covers external walls, shared corridors, lobbies, stairwells, elevators, rooftops, and all structural elements of the building. Common amenities like pools, gyms, and gardens are also protected under the building insurance policy.
The insurance extends to major fixtures permanently attached to the building, including built-in wardrobes, kitchen cupboards, bathroom fixtures, and flooring installed during original construction.
Building insurance does not cover individual unit contents, personal belongings, or improvements made by owners after purchase. Owners must secure separate contents insurance for furniture, electronics, clothing, and personal liability coverage.
Liability insurance for common areas is included, protecting against accidents in shared spaces, but individual unit liability requires separate coverage through personal insurance policies.
What amenities, like gyms, pools, or lifts, add the most to strata fees in Australia?
Swimming pools create the highest ongoing costs, adding $300-$800 quarterly to strata fees due to chemical maintenance, equipment repairs, and professional pool servicing requirements.
Elevators significantly impact fees, especially in buildings over 4 stories, adding $200-$500 quarterly per unit for regular maintenance, emergency repairs, and mandatory safety inspections.
Gymnasium facilities add $150-$400 quarterly due to equipment maintenance, cleaning, insurance requirements, and periodic equipment replacement costs.
Concierge services and 24-hour security can increase fees by $400-$1,000 quarterly, representing one of the most expensive amenity categories in luxury developments.
Rooftop gardens, tennis courts, and extensive landscaping contribute $100-$300 quarterly, while basic amenities like shared laundries or simple gardens add minimal costs of $25-$75 quarterly.
How often can strata fees increase, and by how much on average each year?
Strata fees are reviewed annually at the owners corporation Annual General Meeting (AGM), with increases commonly approved to match inflation and rising costs.
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Annual increases typically range from 2% to 5%, tracking general inflation and rising maintenance costs. However, buildings requiring major repairs or facility upgrades may see increases of 10-20% in specific years.
Older buildings often experience more volatile fee increases due to unexpected maintenance needs, while newer developments tend to have more predictable 3-4% annual increases.
Owners corporations cannot increase fees arbitrarily; all increases must be voted on and approved by the majority of owners at properly conducted meetings with adequate notice.
Buildings with insufficient sinking funds may face substantial increases when major capital works are required, making proper long-term financial planning essential for stable fee structures.
What extra costs are owners expected to pay on top of strata fees, if any?
Special levies represent the most significant additional cost beyond regular strata fees, ranging from $500 to $15,000 per unit depending on the required work.
These special assessments cover unexpected major repairs, building upgrades, or capital improvements not adequately funded through the sinking fund. Common triggers include roof replacements, elevator modernization, or facade repairs.
Council rates remain completely separate from strata fees and typically cost $1,200-$3,000 annually depending on property value and local council areas.
Individual unit utilities including electricity, gas, water usage, internet, and phone services are always separate expenses, typically costing $150-$400 monthly combined.
Contents insurance for personal belongings and individual unit liability coverage costs an additional $200-$600 annually and is essential for complete protection.
How can a buyer check the current strata fee structure and upcoming levies before purchasing a property?
Requesting a comprehensive strata inspection report provides the most complete picture of current fees, financial health, and upcoming expenses.
This report includes current quarterly fee amounts, detailed budget breakdowns showing where money is spent, sinking fund balances, and any planned special levies for the next 12-24 months.
Reviewing recent Annual General Meeting (AGM) minutes reveals important discussions about fee increases, maintenance issues, and future capital works that could impact costs.
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Examining the owners corporation financial statements shows the building's financial stability, debt levels, and adequacy of reserve funds for future maintenance.
Professional building inspections can identify potential maintenance issues that might trigger special levies, helping buyers anticipate future costs beyond the current fee structure.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Understanding strata fees is crucial for making informed property investment decisions in Australia's diverse real estate market.
These ongoing costs significantly impact your total ownership expenses and should be carefully evaluated alongside purchase price, location benefits, and potential rental returns.
It's something we develop in our Australia property pack.
Sources
- Lookup Strata - Strata Fees Guide
- Property Update - What is a Strata Fee in Australia
- The Mortgage Agency - Strata Fees and Costs
- LJ Hooker - Ultimate Guide to Strata Fees
- Your Empire - High Strata Fees Concerns
- Reddit AusFinance - New vs Older Apartments Strata
- Reddit AusPropertyChat - Body Corp Fees 2025
- Think Pink Realty - Strata Fees and Levies Explained