How do I choose the best property manager in Perth?

Look for a licensed Perth property manager with strong WA compliance knowledge, clear communication, transparent fees, structured tenant screening, routine inspections, proactive arrears management, and reliable reporting.

What does a property manager do for landlords in Perth?

A Perth property manager coordinates leasing, tenant screening, rent collection, arrears management, routine inspections, maintenance with licensed trades, lease renewals, rent reviews, compliance oversight, and owner reporting.

How much do property managers charge in Perth?

Fees vary by service level and inclusions. Landlords should compare the scope of service, communication standards, compliance oversight, and reporting—not just the management percentage.

How often should routine inspections be done?

Inspection frequency depends on the property and tenancy. Many owners choose quarterly inspections, while stable long-term tenancies may suit a less frequent schedule. Frequency can be changed as circumstances change.

Do you screen tenants thoroughly?

Yes. Applications are assessed across identity, employment and income, rental history, database checks, and additional screening to support risk-managed tenant selection.

Investment Property Cash Flow Calculator | Local Property Partners

Local Property Partners

Is your property cash flow positive?

Plug in your numbers and see exactly where your investment property sits. Are you making money each month, breaking even, or topping up out of pocket?

💰 Takes 2 minutes 📊 Instant breakdown 🏆 REIWA 2025 PM of the Year

Your income

What is your property earning?

Weekly rent ($)

What your tenant pays per week, or what you expect to achieve.

Your costs

What does it cost to hold?

Enter your regular holding costs. Leave anything that does not apply as $0.

How do you pay your mortgage?

Mortgage repayment ($) per week

Council rates ($/year)

Water rates ($/year)

Insurance ($/year)

Landlord or building insurance.

Strata / body corp ($/quarter)if applicable

Land tax ($/year)if applicable

Check your assessment from the Office of State Revenue. Thresholds and rates may change.

Maintenance ($/year)

Repairs, gardening, pest control, smoke alarms.

💡 What does maintenance actually cost in Perth? For a typical Perth investment property ($600k to $900k), most owners spend around $2,000 to $4,000 per year on upkeep. That covers things like minor plumbing and electrical ($300 to $800), smoke alarm and RCD compliance ($150 to $250), gardening and reticulation ($600 to $1,200), general wear and tear ($300 to $500), and between-tenant touch-ups ($500 to $1,000). Older homes, pools, and ducted air con can push it higher. These are indicative ranges based on general industry experience in Perth.

Management fees

What does your property manager charge?

Most agencies charge an ongoing percentage plus separate one-off fees when a tenant changes. We average the one-off costs across a typical tenancy length so you can see the true annual cost of management.

Management fee (%)

The ongoing percentage of rent collected. Typical Perth range: 7.7% to 11% incl. GST. A higher fee may reflect a broader scope of service.

Lease renewal fee ($/year)

Charged when a lease is renewed. Some agencies include this.

Inspection fees ($/year)if separate

Many agencies include inspections in the management fee.

Total one-off costs per tenant changeover ($)

Add up what your agency charges each time a tenant changes: letting fee + advertising + photography + property condition report + any cleaning or changeover costs. Enter the total here.

💡 How we handle the one-off costs Tenants do not change every year. Research from AHURI and state tenancy bond authorities (NSW Rental Bond Board, QLD Residential Tenancies Authority) shows the average Australian residential tenancy lasts around 18 months. We use this figure to spread your per-changeover costs across your annual cash flow. So if your total changeover cost is $1,800, we divide by 1.5 years to get $1,200/yr as the annualised cost. If your tenants stay longer, your real cost is lower. If they turn over more often, it is higher.

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Your monthly cash position

The full breakdown

Income: /yr Costs: /yr

Income

Gross annual rent

Less vacancy allowance (2 weeks assumed)

Net rental income

Holding costs

Mortgage

Council rates

Water rates

Insurance

Strata / body corp

Land tax

Maintenance

Management costs

Management fee (%)

Lease renewal

Inspections

Changeover costs (averaged over 18 months)

Total annual costs

Annual cash flow

Monthly cash flow

Weekly cash flow

Want to improve your position?

There are two levers: earn more rent, or reduce your costs. A free rent review will tell you if your property is undercharging. A management review can spot inefficiencies you might not have considered.

Check your rent first →

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⚠️ Something not working? Let us know →

This is an indicative calculator, not financial advice. It gives you a rough picture of your property's cash position based on the numbers you enter and some simplified assumptions (like a 2-week vacancy allowance and an 18-month average tenancy for spreading one-off fees, based on research from AHURI and state tenancy bond authorities). Your actual cash flow will depend on interest rate changes, vacancy, maintenance surprises, and plenty of other things this tool cannot predict. Tax implications like negative gearing, depreciation, and capital gains are not included here and can make a big difference to your after-tax position. Talk to your accountant about the full picture. Local Property Partners is a licensed real estate agency, not a financial adviser, tax agent, or mortgage broker. Do not make investment or financial decisions based solely on this calculator.

Local Property Partners · Daria Tedling · Licensed Real Estate Agent · REIWA 2025 Property Manager of the Year
0422 238 434 · localpropertypartners.com.au