Property management fees calculator: what you pay a year
Add up the management fee, letting fee, lease renewals, inspections and admin charges to see what a managed rental costs you a year, with the published fee ranges for each state.
Updated October 2026Free, no sign-upProperty investors
Your rental
Ongoing and letting fees
New South Wales: 5% to 8% (Sydney; up to 12% in regional NSW); state average 5.8%. The average is the starting figure.
New South Wales: 1 to 2 weeks; state average 1.1 weeks. Charged each time a new tenant is signed.
The letting fee is spread over this. With 12-month leases, a tenant who stays two years renews once.
Queensland’s Form 6 states the fee inclusive of GST; elsewhere check the agreement.
Extra charges
New South Wales: No published NSW range. Enter your quote; leave blank if the agency does not charge one.
New South Wales: No published NSW range. Many agencies include inspections in the management fee.
NSW caps routine inspections at four in any 12 months, each with 7 days' written notice.
New South Wales: No published NSW range. Monthly statement, EOFY summary and postage charges, if any.
What management costs a year in New South Wales
- Annual rent ($600 a week)
- $31,200
- Management fee (5.8%)
- $1,810
- Letting fee, spread over the tenancy ($660 each time, over 2 years)
- $330
- Annual cost of management (6.9% of rent)
- $2,140
Indicative only: this is an estimate, not a quote, and not financial, tax or legal advice. The starting figures are each state’s published averages and ranges, and the fee figures are as at 30 September 2026 (sources are listed with the state fee table); every line is negotiable and quoted individually. Management fees are deductible against rental income.
NSW, VIC, QLD, TAS, ACT and NT have no renewal, inspection or admin ranges in the sources we use, so those lines start at zero and the starting total may understate the cost for those states. Enter the amounts in your agency’s fee schedule.
What the calculator includes
- The management fee, as a percentage of the rent collected.
- The letting fee, in weeks of rent, charged each time a new tenant is signed.
- The lease renewal fee, charged when the same tenant renews.
- Routine inspections, at a fee for each one.
- The annual statement or admin fee.
GST is not added if you tell the calculator the quoted fees already include it, which is how it starts. Choose the option to add 10% GST and the calculator adds it on top of all five lines.
How the annual cost is worked out
- Annual rent is the weekly rent times 52.
- The management fee is the annual rent times your management percentage.
- The letting fee is the weekly rent times the letting weeks, divided by the years between tenant changes. The calculator starts at 2 years, so the letting fee is counted once every 2 years.
- The renewal fee is multiplied by the renewals a year, assuming 12-month leases inside the tenancy: a tenant who stays two years renews once, so half a renewal a year.
- Inspections are the fee for each inspection times the number of inspections a year.
- Statements and admin is the yearly amount you enter.
- The lines are added up, then 10% GST is added if the quotes exclude it. The total is also shown as a percentage of annual rent.
Fees by state
The calculator starts from each state’s published figures. The property management fees guide sets out the sources and what each state’s law says. NSW, VIC, QLD, TAS, ACT and NT have no renewal, inspection or admin ranges in the sources we use, so those lines start at zero for those states, the starting total may understate the cost, and you enter the amounts from your agency’s fee schedule.
| State | Management fee | Letting fee |
|---|---|---|
| New South Wales | 5% to 8% (Sydney; up to 12% in regional NSW); state average 5.8% [1, 2, 3] | 1 to 2 weeks; state average 1.1 weeks [1, 3] |
| Victoria | 5% to 10% (about 6% in metropolitan Melbourne, 8% to 10% in regional Victoria); state average 5.9% [1, 2, 4] | 1 to 4 weeks; state average 1.5 weeks [1, 4] |
| Queensland | 7% to 12% (Brisbane average about 9%); state average 7.5% [1, 2, 5] | 1 to 2 weeks; state average 1 week [1, 5] |
| Western Australia | 8.5% to 11% (Perth; 11% or more in regional WA); state average 8.7% [1, 2, 6] | 2 to 3 weeks; state average 1.7 weeks [1, 6] |
| South Australia | 9% to 15% (Adelaide agencies mostly 9% to 11%); state average 7.5% (a separate statewide measure from LocalAgentFinder, not part of the Adelaide range) [1, 2, 7] | 2 weeks; state average 1.9 weeks [1, 7] |
| Tasmania | 5% to 10% (5% to 7% in central Hobart, 9% to 10% regional; Hobart average 8.4%); state average 8.7% [1, 2, 8] | 1 to 4 weeks; state average 2 weeks [1, 8] |
| ACT | 6% to 8% (Canberra; higher outside it); state average 7.1% [1, 2, 9] | 1 to 2 weeks; state average 1.2 weeks [1, 9] |
| Northern Territory | 5% to 10%; state average 8.5% [1, 2] | about 1 week (state average) [1] |
Sources for the table, with dates. The state averages are LocalAgentFinder’s; the ranges are REIQ’s table (sourced to realestate.com.au) and WhichRealEstateAgent’s city guides.
- [1] LocalAgentFinder, Property Management Fees Australia: 2026 Guide (state average management and letting fees), 13 March 2026.
- [2] REIQ, Property management fees: an in-depth guide (metro and regional averages by state, table sourced to realestate.com.au), 1 December 2023.
- [3] WhichRealEstateAgent, Sydney Property Management Fees 2026 Guide, updated 19 March 2026.
- [4] WhichRealEstateAgent, Melbourne Property Management Fees 2026 Guide, 2026 edition, read 30 September 2026.
- [5] WhichRealEstateAgent, Brisbane Property Management Fees 2026 Guide, 2026 edition, read 30 September 2026.
- [6] WhichRealEstateAgent, Perth Property Management Fees 2026 Guide, 2026 edition, read 30 September 2026.
- [7] WhichRealEstateAgent, Adelaide Property Management Fees 2026 Guide, updated 19 March 2026.
- [8] WhichRealEstateAgent, Hobart Property Management Fees 2026 Guide, 2026 edition, read 30 September 2026.
- [9] WhichRealEstateAgent, Canberra Property Management Fees 2026 Guide, 2026 edition, read 30 September 2026.
A worked example
A rental in Perth at $600 a week, on the calculator’s Western Australian starting figures: a 8.7% management fee, a letting fee of 1.7 weeks’ rent ($1,020 each time), a tenant change every 2 years, 4 inspections a year at $75 each, a $200 renewal fee and $30 a year for statements. Annual rent is $31,200.
| Line | A year |
|---|---|
| Management fee | $2,714 |
| Letting fee, spread over the tenancy | $510 |
| Lease renewal fee | $100 |
| Routine inspections | $300 |
| Statements and admin | $30 |
| Annual cost of management | $3,654 |
That total is 11.7% of the annual rent. Change any figure in the calculator above to see your own.
What the calculator does not include
- Advertising or marketing charged separately from the letting fee.
- Maintenance and repairs, and any margin an agency adds to tradespeople’s invoices.
- Tribunal or legal fees, such as the cost of an application over arrears or damage.
- Vacancy: it assumes rent is collected for all 52 weeks of the year.
- Any other charge not listed in the five fee lines above.
This is an estimate, not a quote, and not financial, tax or legal advice. The fee figures are as at 30 September 2026, and the sources are in the property management fees guide.
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Common questions
What percentage do most property management companies charge?
The national average is about 7.5% of the rent collected (LocalAgentFinder, March 2026). The state averages run from 5.8% in New South Wales and 5.9% in Victoria to 7.1% in the ACT, 7.5% in Queensland and South Australia, 8.5% in the Northern Territory and 8.7% in Western Australia and Tasmania. The published ranges are wider than the averages, from 5% at the low end in New South Wales, Victoria, Tasmania and the Northern Territory to 15% at the top of South Australia's range (REIQ, December 2023; WhichRealEstateAgent, 2026). South Australia's 7.5% average is a separate statewide measure from its Adelaide range of 9% to 15%.
What is a reasonable management fee?
A reasonable fee sits inside your state's published range, and the headline rate is only part of the cost. Sydney agencies publish 5% to 8%, Perth agencies 8.5% to 11% and Adelaide agencies mostly 9% to 11% (WhichRealEstateAgent city guides, 2026). Letting, renewal, inspection and statement charges are added on top wherever an agency charges them, so compare the annual total from the calculator on this page rather than the percentage. As an illustration only, a 6% manager who charges separately for every inspection, statement and renewal can cost more over a year than an 8% manager who includes them.
What is the average property management fee in Australia?
About 7.5% of weekly rent, with a letting fee averaging 1.4 weeks' rent (LocalAgentFinder, March 2026). New South Wales (5.8%) and Victoria (5.9%) are the cheapest states; Western Australia and Tasmania (8.7%) the dearest. The published range goes up to about 12% in regional New South Wales (REIQ, December 2023). Letting, renewal, inspection and statement charges come on top where an agency charges them. Western Australia and South Australia are the two states where all of the renewal, inspection and statement ranges are published, and the calculator on this page adds the lines up for each state.
Is the property management fee tax deductible?
Yes. A property agent's fees and commission on a rental property are an immediate deduction (ATO, Common property expenses). The management fee is charged as a percentage of the rent collected, and the national average is 7.5% (LocalAgentFinder, March 2026), so the deduction moves with the rent. Keep the agency's end-of-financial-year statement for your tax return.
What is a letting fee?
A one-off charge when the agency signs a new tenant. It runs from 1 to 2 weeks' rent in Sydney, Brisbane and Canberra to 2 to 3 weeks in Perth and up to 4 weeks in Melbourne and Hobart (WhichRealEstateAgent, 2026); the national average is 1.4 weeks (LocalAgentFinder, March 2026). You pay it each time the tenant changes, so a property that turns over every year pays twice what one on a two-year tenancy does.