Managing an investment property on the Northern Beaches comes with high expectations — and rightly so. The area attracts premium tenants, strong yields and long-term growth. To get the most out of your asset, it’s worth understanding how property management fees in the Northern Beaches are structured and what they really cover.
Typical property management fee structures
Property management fees across the Northern Beaches generally follow one of two models:
- Percentage of rental income (5%–7% + GST) — This is the most common structure. You’re charged a percentage of the rent collected each month, aligning the fee with your property’s income. It scales with rental value and is widely used across suburbs like Manly, Balgowlah and Freshwater.
- Flat monthly fee — A set dollar amount charged regardless of rent collected. While predictable, this model is less common in the Northern Beaches and may not reflect the level of service required for higher-value or more involved properties.
The percentage-based model remains the standard because it ties the fee to the property’s occupancy. But ultimately, property management fees in the Northern Beaches should reflect how your property is managed day-to-day. It’s what affects tenant quality, lease continuity and long-term return.
Additional property management fees to watch
Most property management agencies separate their fees into a core management rate plus a schedule of additional charges. These can include:
- Letting fees — Typically one to two weeks’ rent to secure a new tenant.
- Lease renewal fees — Often 25%–50% of one week’s rent.
- Admin fees or statement fees — Small monthly charges for paperwork.
- Marketing and photography — Variable depending on your property’s needs.
Not every agency is upfront about these extras, so reviewing the full fee schedule matters more than comparing one headline rate to another.
What property management fees actually cover
At face value, property management fees in the Northern Beaches might look similar between two agencies, but the service behind them can differ dramatically.
In practice, a property manager’s role includes:
- Advertising, tenant screening and onboarding
- Managing arrears and payment follow-up
- Coordinating maintenance and repairs
- Conducting regular inspections and reporting
- Navigating rental legislation and compliance
- Handling disputes, vacates and end-of-lease claims
- Providing ongoing advice about rent increases and property performance
If you own in high-demand areas like Curl Curl or Fairlight, proactive management is key to keeping vacancy rates low and lease terms consistent. You’re not paying for someone to just collect rent; you’re paying to protect your investment and optimise its return over time.
Are lower property management fees in the Northern Beaches worth it?
Discounted management rates can look appealing, but they often come at the cost of attention, communication or tenant quality. Missed maintenance, delayed inspections or compliance oversights can lead to far more expensive issues. In the Northern Beaches, where property values and expectations are high, cutting corners on management rarely delivers long-term value. Like most things in life, you pay for quality.
Get transparent and proactive property management from PMC
Property management fees on the Northern Beaches should reflect the level of care your property receives, not just the percentage on paper. At PMC Property Management, we focus on proactive service, detailed reporting and long-term strategy — not volume-based management. We treat every property like it’s our own and work closely with landlords who want performance, clarity, and peace of mind.
Speak with us to learn more about how we handle property management in the Northern Beaches.