Property Management Fees in Australia 2026: What Landlords Pay by State
By the AgentFind Editorial Team — Australian Property Professional Directory, Sydney
Most landlords choose a property manager by comparing one number: the management fee percentage. That number is only part of the cost. Your Property Guide’s May 2026 review puts management fees at “5.5% to 7%” in Sydney and “8.5% to 11%” in Perth, but once letting fees, inspection fees and admin charges are added across a typical tenancy, it estimates the all-in cost at “9% to 14% of annual rent”. Two agencies quoting the same percentage can cost you very different amounts. This guide shows how to compare them properly.
Key Takeaways
Ask every agency for a full fee schedule and cost it against your actual rent. The cheapest headline percentage is not always the cheapest manager.
- Management fees vary by city: roughly 5.5–7.5% in Sydney and Melbourne, 7–9% in Brisbane and Adelaide, 8.5–11% in Perth and 8–12% in Darwin.
- Letting fees are usually one to two weeks’ rent each time a new tenant is found.
- Smaller fees add up: lease renewals, routine and entry inspections, monthly admin and end-of-year statements can add hundreds of dollars a year.
- All-in cost is typically 9–14% of annual rent across a tenant cycle, according to Your Property Guide.
- Agent fees are listed by the ATO among rental expenses landlords can claim, subject to the usual rental property rules.
Management Fees by State and City
The ongoing management fee is a percentage of the rent collected, usually plus GST. These are the typical ranges Your Property Guide reported in May 2026.
| City | Typical management fee (% of rent) |
|---|---|
| Sydney (NSW) | 5.5%–7% |
| Melbourne (VIC) | 5.5%–7.5% |
| Brisbane (QLD) | 7%–9% |
| Perth (WA) | 8.5%–11% |
| Adelaide (SA) | 7%–9% |
| Hobart (TAS) | 7%–10% |
| Canberra (ACT) | 6%–8.5% |
| Darwin (NT) | 8%–12% |
Regional areas often sit at or above the top of these ranges, because properties are more spread out and inspections take longer. A very low percentage can also signal a larger portfolio per manager, so ask how many properties each manager looks after.
The Other Fees on the Schedule
This is where quotes really differ. Each of these items is common, and each can be negotiated or bundled differently.
| Fee | Typical range (May 2026) | When you pay it |
|---|---|---|
| Letting fee | 1–2 weeks’ rent | Each time a new tenant is placed |
| Lease renewal | $150–$300 | When an existing tenant signs a new lease |
| Routine inspection | $50–$100 per inspection | Each periodic inspection |
| Ingoing or outgoing inspection | $200–$400 each | At the start and end of a tenancy |
| Statement and admin fees | $5–$15 a month | Monthly |
| End-of-financial-year statement | $40–$100 | Annually |
| Tribunal attendance | $100–$200 an hour plus filing fees | Only if a dispute goes to the tribunal |
| Ending the management agreement | 1–2 weeks’ rent, or a flat $200–$500 | If you switch agencies or self-manage |
Insider Insight: Read the termination clause before you sign, not when you want to leave. The fee to end the agreement, the notice period and whether a letting fee is still payable on a tenant the agency placed are the three terms landlords most often discover too late. If an agency is confident in its service, it rarely needs a long lock-in.
A Worked Example: $650 a Week
Here is what a year could cost on a property renting at $650 a week ($33,800 a year) with a 7% management fee and a new tenant placed during the year, using the ranges above.
| Item | Lower end | Upper end |
|---|---|---|
| Management fee (7% of $33,800) | $2,366 | $2,366 |
| Letting fee (1–2 weeks) | $650 | $1,300 |
| Ingoing inspection | $200 | $400 |
| Two routine inspections | $100 | $200 |
| Monthly admin (12 months) | $60 | $180 |
| End-of-year statement | $40 | $100 |
| Total for the year | $3,416 (about 10.1% of rent) | $4,546 (about 13.4% of rent) |
Same 7% headline fee, and more than $1,100 a year between the two ends. GST may apply on top depending on how each fee is quoted, so confirm whether the schedule is GST-inclusive. In a year without a change of tenant, the letting fee and ingoing inspection usually drop away, although a lease renewal fee may apply instead.
What You Can Claim at Tax Time
The ATO lists “property agent fees or commissions” among the rental expenses landlords may claim, alongside items such as advertising for tenants, body corporate fees, council rates, insurance, land tax and repairs.
Deductions are subject to the ATO’s rental property rules, including that the property is rented or genuinely available for rent. Commission paid when you sell the property is treated differently from ongoing rental expenses. Your property manager’s end-of-financial-year statement is the starting point for your records — one reason to check what that statement includes and costs before you sign. Speak to a registered tax agent about your own situation.
How to Compare Property Managers
- Get the full fee schedule in writing from at least three agencies, not just the management percentage.
- Cost each schedule against your rent, using the worked example above as a template.
- Ask how many properties each manager handles and who covers them when they are away.
- Ask how arrears, repairs and tribunal matters are handled, and what they cost.
- Check the agency’s licence on your state regulator’s public register.
- Read the termination and notice clauses before you sign the management agreement.
Frequently Asked Questions
➕ What is a normal property management fee in Australia?
➕ How much is a letting fee?
➕ What is the all-in cost of a property manager?
➕ Are property management fees tax deductible?
➕ Can I negotiate property management fees?
➕ How do I switch property managers?
About AgentFind
AgentFind is an Australian directory of property professionals — selling agents, buyer’s agents, mortgage brokers, conveyancers and strata managers — searchable by location and speciality. Listings are not exclusive by area, so more than one professional can appear in the same suburb and you see the full field rather than a single paid name. Enquiries go directly to the professional you contact, and AgentFind takes no commission on any resulting sale.
Compare Agencies Near Your Rental
Browse real estate agencies offering property management by city, then ask each one for a full written fee schedule.
Popular searches: agents in Sydney, agents in Perth, agents in Canberra and agents on the Central Coast. Related reading: refinancing in 2026, strata by-laws in 2026 and downsizing or upgrading.
Important — currency and verification notice
This article is general information current at the time of publication (September 2026). Fee ranges are published market estimates, not regulated prices, and agency fees vary by location, property type and service level. The worked example is illustrative only. Tenancy laws and the fees agents may charge differ by state and territory and change from time to time.
AgentFind is a directory service. We do not provide legal, tax or financial advice and we accept no responsibility for decisions made in reliance on this article. Confirm current requirements with your state or territory regulator and obtain tax advice from a registered tax agent.
Sources: Your Property Guide — Property Management Fees in Australia: What You’ll Actually Pay (May 2026); Australian Taxation Office — Rent: expenses you can claim; NSW Government — Check a licence for a property agent or conveyancer.
