How much does a property manager cost in Australia? (2026)

Name: PropAlly
Author: PropAlly

How much does a property manager cost in Australia?

Short answer: Australian property managers typically charge 5.5% to 12% of collected rent (plus GST), with metro Sydney and Melbourne at the lower end (5.5–7.7%) and regional Queensland, Tasmania and NT at the higher end (8.8–12%). On top of the percentage, expect a one-off letting fee equal to 1–2 weeks of rent when a new tenant is found, plus per-inspection fees ($55–$99), monthly admin fees ($5–$15), lease renewal fees (~1 week rent), and end-of-financial-year statement fees ($55–$99). All-in, most Australian landlords pay 8–11% of gross rent to a full-service manager.

The three cost components

1. Management fee (percentage of collected rent)

Charged monthly, typically as a percentage of rent actually received (not rent owed). Range: 5.5% to 12% + GST. The percentage varies by market, agency size, and how they've structured their fee package.

2. Letting fee (one-off, per new tenancy)

Charged when a new tenant is signed. Typical range: 1 to 2 weeks of rent + GST. This covers advertising, viewings, application processing, and lease drafting.

3. Everything else

Inspection fees: $55–$99 per routine inspection (usually 2–4 per year)
Admin/statement fee: $5–$15/month
Lease renewal fee: ~1 week rent
EOFY statement fee: $55–$99
Advertising costs pass-through: $150–$500 per listing (photography, real estate portal spend)
Tribunal representation: hourly rate or per-appearance fee (only if disputes arise)

State-by-state typical ranges

State/Region	Management %	Letting fee
Sydney metro	5.5% – 7.7%	1–2 weeks rent
Melbourne metro	5.5% – 7.7%	1–2 weeks rent
Brisbane metro	7.7% – 9.9%	1 week + advertising
Perth metro	8.5% – 10%	1–2 weeks rent
Adelaide metro	8.8% – 11%	1–2 weeks rent
Regional QLD / TAS / NT	8.8% – 12%	1–2 weeks rent

Percentages exclude GST. Sourced from public agency fee schedules 2025–2026. Individual quotes vary.

How to compare two quotes properly

Get an annualised total. Assume: $600/week rent, 24-month tenancy, 3 inspections per year, 1 lease renewal, 1 change of tenant. Add up management + letting + inspection + admin + renewal for both quotes. The one with the lower percentage often loses on the fixed fees.

What you still need to do yourself

Your manager handles the property. Your portfolio — the ATO deductions, cash flow across all properties, loan interest tracking, depreciation, land tax, EOFY pack — is your job either way. That's what PropAllyis for: it reads the manager's statements from Gmail/Outlook and files everything alongside your direct expenses so the whole picture lives in one place.

Management fees, letting fees, inspection fees and admin charges are all deductible in the year paid — plug the annualised total into the negative gearing calculator alongside interest and depreciation to see the after-tax impact on your cashflow, and cross-check against the full list of landlord tax deductions.

Frequently asked questions

Which is more important — the percentage or the extras?▾

The extras. A quote at 6% management + $10/month admin + 2 weeks letting fee + $99/inspection often costs more than a 9% flat-rate manager on a stable long-term tenancy. Ask for a one-page annualised total for a hypothetical $600/week tenancy over 24 months.

Do I still need to track things if I use a property manager?▾

Yes. The property manager tracks rent and manager-arranged expenses. They don't track your loan interest, insurance you pay directly, council rates, land tax, depreciation, or capital improvements. That's roughly 60% of an average landlord's deduction total — and it's what your accountant needs to complete the rental schedule.

What's a reasonable letting fee?▾

One week of rent + GST is standard. Two weeks is common in tight rental markets. Anything above two weeks should include specific value (e.g. professional photography, extensive advertising campaign) — otherwise negotiate.

Can I negotiate management fees?▾

Yes, especially if you have multiple properties with the same agency or you're in a market where vacancy is low. A 0.5% reduction on a $600/week tenancy saves ~$156/year — worth a five-minute conversation at renewal.

Is self-managing cheaper?▾

On paper, yes — you save the 8–11%. In practice, you take on the time cost (roughly 3–6 hours per month per property), the compliance risk (tenancy law breaches carry penalties), and the emotional cost of dispute handling. Most landlords with a stable long-term tenant break even on self-management; landlords with turnover pay for a manager to earn it back.

Track your portfolio in one place

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