There is no official national average. As a broad 2026 guide, a typical mid-rise apartment may pay about A$4,000–A$7,000 a year (A$1,000–A$1,750 per quarter). Simple low-rise schemes can be lower; high-rise or facility-rich buildings can exceed A$7,000–A$12,000 a year. Special levies are extra.
Australia does not have one official national average strata fee, because every scheme sets levies from its own approved budget. The ranges below are broad 2026 planning guides — not a quote.
These figures are broad planning ranges covering ordinary recurring levies only. Special levies, strata loans and owner-specific charges can add substantially to the amount payable.
What this means in plain English
If you are buying or budgeting for a strata property, do not rely on a national average. Start with the actual amount on the property's current levy notice, then check what that amount funds.
A simple townhouse or small block with no lift, pool or shared plant usually sits toward the lower end. A medium apartment building with lifts and regular common-area services costs more. A high-rise with several lifts, a pool, gym, concierge, complex fire systems or expensive insurance can cost considerably more.
A low levy is not automatically a good sign. It may mean the building is inexpensive to operate — or that owners have delayed maintenance and are not building adequate reserves. The most useful comparison is between buildings of similar age, size, condition, amenities and insurance risk, followed by a review of the scheme's budget, fund balances, maintenance plan and minutes.
Typical 2026 strata fee planning ranges
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Why is there no reliable national average?
Government guidance explains how each scheme sets and allocates levies, but Australia does not publish a complete national dataset showing the current levy paid by every lot. Even neighbouring buildings can differ widely.
Each owners corporation, body corporate or strata company approves its own annual budget.
The owner's share is allocated using unit entitlement, lot liability, contribution schedules or another state-specific method.
Terminology and fund requirements differ across states and territories.
Published national figures are usually broad guides or modelled estimates, not observed transaction-level averages.
Strata levy versus strata management fee
A strata levy is the total contribution a lot owner pays toward the scheme's operating and future capital costs. The strata manager's professional fee is normally only one expense within that wider budget. A quoted management fee of a few hundred dollars per lot does not represent the owner's full levy.
What makes strata fees higher or lower?
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What the ordinary levy normally covers
Building insurance and other cover required for the scheme.
Repairs and maintenance of common property.
Cleaning, gardening, pest control and waste services for shared areas.
Electricity, water or other utilities supplied to common areas or shared equipment.
Lift, fire-safety, security and building-system servicing where applicable.
Strata management, meeting, records, accounting, audit and administrative costs.
Contributions toward future major works through a capital works, sinking, maintenance or reserve fund.
What is normally outside the quoted levy?
Special levies for unexpected or underfunded work, strata loan repayments shown separately, private repairs inside the lot, council and water rates charged directly to the owner, mortgage costs, landlord and contents insurance, and utilities individually metered to the lot.
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How is an owner's levy calculated?
The scheme approves the amounts required for its operating and future-works funds, then allocates each owner's share under the rules applying to that scheme and jurisdiction.
Owner's levy = approved scheme amount × the lot's applicable allocation share. For example, if an annual fund amount is A$400,000, total allocation units are 1,000 and a lot has 10 units, the simplified share is A$4,000 a year, or A$1,000 per quarter. Actual state rules and fund allocation methods may differ.
How can you tell whether a strata fee is reasonable?
Compare the fee with the building's actual needs, not with a national number. A lift-free block of six units is not a meaningful benchmark for a 100-lot tower with a pool and concierge.
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Does a higher strata fee mean the scheme is poorly managed?
Not necessarily. Higher levies may be justified by expensive insurance, more facilities, strong reserve funding, urgent compliance obligations or planned renewal work. Owners should still test whether contracts are competitive, costs are transparent and services match the building's needs. Total cost and scope matter more than the headline amount.
Documents buyers and owners should review
The current levy notice and approved annual budget.
Financial statements and fund balances.
The capital works, sinking, maintenance or reserve fund plan.
Recent AGM and committee minutes.
Insurance schedule and major service contracts.
Key takeaways
Australia has no official national average strata fee — every scheme sets levies from its own budget.
As a 2026 guide: low-rise A$2,000–A$4,000, mid-rise A$4,000–A$7,000, high-rise A$7,000–A$12,000+ per year.
Ordinary levy estimates exclude special levies, strata loans and owner-specific charges.
The strata manager's fee is one expense inside the levy, not the levy itself.
Compare like with like — similar age, height, lot count, facilities and insurance risk.
Related questions
What is the average strata fee per quarter in Australia?
There is no official national average. Published consumer guidance places residential strata fees at roughly A$500–A$3,000 per quarter, with a typical mid-rise apartment around A$1,000–A$1,750 per quarter, excluding special levies.
What is the average annual strata fee in Australia?
For practical 2026 budgeting, a typical mid-rise apartment may pay about A$4,000–A$7,000 a year. Simple low-rise schemes may be around A$2,000–A$4,000, while high-rise or facility-rich buildings may exceed A$7,000–A$12,000.
Are special levies included in average strata fee estimates?
Usually not. Ordinary estimates cover recurring operating and future-works contributions. Special levies for defects, urgent repairs, shortfalls or major projects are additional and can materially increase the amount paid in a year.
Is the strata manager's fee the same as the strata levy?
No. The management fee is one budget expense. The levy also funds insurance, maintenance, common-area utilities, administration and future major works.
Are low strata fees always better?
No. Low fees can reflect a simple, efficient building — or underfunding. If maintenance is deferred or the future-works fund is too low, owners may later face a sharp increase, a special levy or a strata loan.
How should I compare strata fees between properties?
Annualise the levy, add special contributions, separate operating from future-works costs, then compare buildings of similar age, height, lot count, facilities and risk before reviewing the budget, fund balances and minutes.