Estimate quarterly strata or body corporate levies before making an offer on an Australian apartment, using per-state baselines adjusted for building age, number of units, amenities such as a pool or gym, and known maintenance requirements. The result is a range with a confidence level to help you budget for ongoing ownership costs.
What are strata fees?
Strata fees (also called body corporate or owners corporation levies) are the regular contributions every apartment owner pays to fund the building's running costs. Most schemes split levies into an admin fund for day-to-day costs and a capital works fund for major future repairs.
Why is the estimated range so wide?
Every building sets its own budget at an annual general meeting based on its specific costs, capital works plan, and insurance. The range here reflects typical industry variance for buildings with the features you selected.
What is a Section 184 or Section 30 strata certificate?
It is a formal document showing a strata scheme's current levies, recent special levies, capital works fund balance, by-laws, and recent meeting minutes. Buyers normally request one before signing a contract. Names differ by state - Section 184 in NSW, Section 30 records in QLD, owners corporation certificates in VIC.
What are special levies?
Special levies are one-off contributions that owners corporations raise when an unexpected major expense lands and the capital works fund cannot cover it. Common triggers are lift refurbishment, facade rectification, plumbing replacement, and building defects.
Are amenities worth the extra fees?
Pools, lifts, gyms, and concierge services materially raise quarterly fees. If those amenities match how you actually live, the extra cost can be worth it. If they sit unused, a comparable building without them can save thousands a year.
Do strata fees go up over time?
Yes, generally. Insurance, utilities, and capital works contributions tend to rise with age and inflation. Newer buildings often start lower but contributions increase as warranty periods end and the building ages.
Are strata fees tax-deductible?
For investment properties, ordinary admin and capital works levies are typically deductible against rental income, and some capital expenditure may be claimed via depreciation. For owner-occupiers, strata levies are not deductible. Tax outcomes vary - check with a registered tax agent for your situation.