Landlord Tools
Headline rates hide as much as they show. Compare the full fee schedule side by side and see the true annual cost of each agency on your numbers.
Your comparison, in writing
Send yourself these numbers and we will follow up with a full management proposal for your property. Takes a few seconds, no obligation.
The detail
Two agencies quoting the same management fee can cost you very different amounts once letting fees, marketing and admin charges are counted. Here is how to read a fee schedule properly.
The management fee is only one line on the schedule. The letting fee, charged each time a new tenancy starts, is commonly one to two weeks of rent. Marketing might be included or charged at cost. Then come the smaller lines that quietly add up: monthly admin or statement fees, technology fees, inspection fees, lease renewal fees and end of financial year statement charges.
The defaults in this calculator reflect our standard schedule, with a 6 per cent management fee, a letting fee of 155 per cent of one week's rent and a $500 marketing contribution, alongside typical figures for another agency. Every field is editable, so put in your actual numbers from both schedules and compare the totals, not the headlines.
Rule of thumb
Ask for the all-in figure
Ask any agency one question: on my property, at my rent, what will I pay you in total in a normal year? A good agency answers in dollars without hesitation.
Watch for
Renewal letting fees
Some schedules charge a letting fee not just for new tenants but every time the existing tenant signs a renewal. Over a long tenancy that quietly doubles the cost.
Benchmark
The all-in cost
Once every line is counted, total agency costs on a Sydney rental typically land between 8 and 11 per cent of annual rent in a year with a new letting. Materially above that deserves scrutiny.
A fee schedule tells you what management costs. It says nothing about what it earns you. An agency that leases your property in 8 days rather than the market's 19, keeps arrears tight and reviews the rent every year will outperform a cheaper agency by more than the entire fee difference. Compare costs carefully, then weigh them against performance. The Fee Savings calculator gives you the quick version of this comparison, and the Cash Flow calculator shows how fees sit inside the whole picture.
Because the management fee is the number owners shop on, some agencies price it low and recover margin through separate charges: letting, marketing, admin, statements, inspections and renewals. The schedule as a whole is the real price. Always compare totals.
A letting fee covers the work of finding and placing a tenant: marketing, opens, screening, applications and lease preparation. One to two weeks of rent is common in Sydney. It is a legitimate fee. What varies is the amount and whether it is charged again at renewal.
Quality marketing, with professional photography and premium listings, directly affects how fast the property leases and at what rent. Whether it is bundled or itemised matters less than whether it is done well. Ask to see examples of the agency's current listings before you judge.
Our schedule includes routine inspections with 3D virtual tours, maintenance coordination around the clock, owner app access, professional photography, insurance claim handling and market reporting. The defaults in this calculator reflect our standard schedule, and we put the exact figures for your property in writing before you sign anything.
Switching is simpler than most owners expect. You give notice to your current agency per your agreement, and the incoming agency handles the rest, including collecting the file, transferring the bond record and notifying the tenant. The tenancy itself continues unchanged.
Keep running the numbers
This calculator produces general estimates from the figures you enter. It is a guide only, not financial or investment advice and not a formal appraisal or valuation. Speak to your accountant or financial adviser about your own position. The Gallery Real Estate Pty Limited, licence 10103433.
The real number
We make the transition seamless. We handle the transfer with your current agency and there is no gap in management.
2026 Outstanding Real Estate Agency · 2026 Young Business Champion