Commercial Property Management Fees Sydney | 5% Flat Fee

Q: Do you really respond to tenants 24/7?

Yes. Commercial businesses operate around the clock. Our property managers are available 24/7 for urgent tenant needs. Faster response means happier tenants, lower vacancy, and better-maintained properties.

Q: What does the 5 percent BLOX fee include?

Rent collection and arrears management, pro-active rent review tracking, outgoings reconciliation including s28 deadlines, bank guarantee monitoring, routine inspections, financial reporting, real-time owner dashboard, 24/7 tenant response, and direct access to a named property manager.

Q: When should I switch commercial property managers?

Switch when you see deferred maintenance, missed inspections, no servicing reports, missed rent reviews, expired bank guarantees, rising vacancy, vague monthly reports, surprise additional invoices, or a manager who reacts instead of plans. The cost of staying with the wrong manager typically far exceeds the cost of switching. BLOX handles the entire transition.

Q: Where does BLOX manage properties?

Across all of Sydney including Western Sydney, North Sydney, South Western Sydney, South Sydney, and the Northern Beaches. Head office Norwest.

It's an
outgoing.
Not your bill.

In Australia, the vast majority of commercial leases are net leases. Under a net lease, the tenant reimburses the landlord for outgoings, and management fees are a recognised, recoverable outgoing.

That changes the maths completely. The 5% fee is not coming out of your rental return. It is paid by your tenant as part of their outgoings contribution. So the real question is whether the manager you are passing through is actually worth what your tenant is paying.

The cost of a bad manager is not 5%. It is everything that bad manager misses. And that lands directly on you.

Net lease + recoverable outgoing = your tenant pays the fee.

Net Position

Annual position . $500K rent property

Your net commercial picture

Cash flow

Rent collected

$500,000

Management fee (5%)

$25,000

Recovered from tenant outgoings

-$25,000

Your net fee cost

Pro-active recoveries (annual)

Rent reviews captured

+$30,000

Outgoings reconciled

+$15,000

Compliance protected

risk avoided

Annual upside

+$45,000

Without good management

Missed reviews + lost recoveries

-$50,000+

Deferred repairs + vacancy

all on you

Net cost of BLOX management: structurally near zero. The fee is recovered from your tenant under a net lease. Your upside is everything pro-active management captures on top.

Business never sleeps.
Neither do we.

Commercial tenants don't operate 9-to-5. Warehouses run nights. Retail trades weekends. Childcare opens at 6am. When something happens at 2am, your tenant doesn't want a voicemail. They want it sorted. We answer. We act. A real property manager owns it.

24/7 tenant access

One phone number. One inbox. Real humans during business hours, monitored response after hours. No call queues, no voicemail black holes.

Pro-active, never reactive

Maintenance scheduled. Reviews diarised. Compliance dates locked in months ahead. We act before things break, not after the invoice arrives.

Experienced team, hands-on

Deep expertise across commercial and industrial real estate. One named property manager who knows your asset, your tenants, and your strategy. Direct mobile, direct email, real conversations. We manage every asset the way we'd manage our own.

Live owner dashboard

Log in any time of day. See rent received, arrears, reviews due, maintenance scheduled, compliance status. All updated in real time.

We keep you
in the loop.

We've streamlined our processes so we spend less time on admin and more time keeping your tenants happy and your asset performing. Constant communication. Regular inspections. Latest technology adopted across the team. Here is the platform behind every BLOX-managed property.

Intuitive workflow design

Built for every device. Same clean view across desktop, tablet and mobile so our team, your dashboard, and field operations all stay in sync.

Contractor portal

Tradespeople receive jobs, upload site photos and lodge invoices directly. No paper. No chasing. Faster turnarounds with a full audit trail.

Owner portal

Real-time view of your property: rent received, arrears, reviews, inspections, maintenance, compliance. All updated continuously.

Tenant portal

Tenants log requests, lodge maintenance and view statements directly. Faster resolutions, fewer back-and-forth emails, happier tenants.

Trust, budget & tax reporting

Full trust-account compliance, budget vs actuals, and tax-ready year-end statements. Your accountant gets clean books, every time.

Customised reporting

Standard schedules plus bespoke views on request. Reports framed around your portfolio's actual KPIs, not a one-size template.

Regular inspections

Quarterly site walks. Photo-documented condition reports. Issues flagged proactively before they escalate into capital problems.

Constant communication

Email, SMS, dashboard alerts, monthly check-in calls. You're never left wondering what's happening with your property.

Better service. Happier tenants.
Lower vacancy.

Commercial property is a chain reaction. Pro-active service keeps tenants happy. Happy tenants treat the property as theirs. Well-maintained property keeps occupancy high. Higher occupancy protects your yield. The chain only works if every link is.

Pro-active service

One manager. Real relationships. Always reachable.

Tenants happy

Issues resolved fast. Communication clear. They stay.

Property maintained

Asset preserved. Maintenance ahead of failure.

Tenants renew

Lease extensions over churn. Stability over scramble.

RESULT

Low vacancy

Yield protected. Capital value defended.

Flat 5%.
All-inclusive.

Industry standard sits at 5 to 8 percent ongoing, plus extras for letting, lease renewals, dispute resolution, and outgoings recovery.

BLOX charges 5% of all monies collected. Full stop. Everything you need to run a commercial property properly is included: rent, arrears, reviews, outgoings, maintenance, inspections, compliance, tenant relationships. One fee. Transparent. All in.

Under a commercial net lease, this fee forms part of recoverable outgoings. The tenant covers it as part of their outgoings contribution.

Zero net cost to you.Professional, pro-active management funded by the tenant occupying your asset.

BLOX 2026 Rate . Verified

All-inclusive of all monies collected

Rent collection + arrears management

Pro-active rent review tracking across CPI, market and fixed reviews

Outgoings reconciliation including statutory s28 deadlines

Bank guarantee monitoring with auto-alerts before expiry

Routine inspections + condition reporting with photos

Financial reporting monthly + tax-ready year end

Real-time owner dashboard every payment, every event, live

24/7 tenant response + emergency dispatch

Direct access to us. No sick days. No unreturned calls. Direct mobile access.

Recoverable from tenant. In most net leases this fee is part of outgoings. Your effective net cost is structurally near-zero.

Licence . 1013554 BLOX . Norwest HQ Effective . 2026

Every commercial sector.
Specialised. Managed.

We specialise in managing commercial assets across every major sector. Industrial, strata warehouses, retail, childcare, service stations, and bulky goods centres. Each one has its own market dynamics, operating rhythms and compliance regimes, and we work in all of them every day. One BLOX operating model across the lot: pro-active, personalised, available 24/7.

Industrial

Tilt-panel, high-clearance, last-mile distribution.

Strata Warehouses

Multi-unit complexes, body corporate co-ordination, common areas.

Retail

Strip retail, neighbourhood shops, mixed-use ground floors.

Childcare

Long-day-care centres, OOSH, early learning facilities. Specialist service →

Ampol service station with Red Rooster drive-thru

Service Stations

Fuel sites, convenience retail, drive-through F&B forecourts.

Bulky Goods Centres

Homemaker, large-format retail, trade-zone destinations.

Sydney-wide.
HQ in Norwest.

We manage commercial property across all of Sydney. Industrial, office, retail, mixed-use. Different markets, same operating model. One named manager per asset. 24/7 response. Pro-active by design.

Western Sydney

Norwest . Castle Hill . Parramatta . Blacktown . Marsden Park . Penrith

North Sydney

North Sydney . Chatswood . St Leonards . Lane Cove . Macquarie Park

Inner West Sydney

Newtown . Marrickville . Leichhardt . Annandale . Ashfield . Burwood

South Western Sydney

Liverpool . Campbelltown . Bankstown . Fairfield . Smithfield

South Sydney

Alexandria . Mascot . Botany . Rosebery . Waterloo

Northern Beaches

Manly . Brookvale . Dee Why . Mona Vale . Warriewood

Switching is
seamless.

Worried about the friction of leaving your current manager? Don't be. You barely lift a finger. We review, we handle the rest, you're live with BLOX without a gap in service.

Step one

Free lease review

Send us your management agreement and one lease. We review it and show you exactly where your current manager is leaving money on the table.

Not ready to send a lease yet? The Lease Health Check gives you an instant read in 12 questions.

Step two

We handle the rest

You sign one form. We give your current manager notice, request the file, brief your tenant, and lift every detail across to our system. You do nothing.

Step three

Seamless switch

Your property goes live with BLOX. Owner dashboard active, reviews diarised, maintenance scheduled, tenant briefed. Pro-active management from day one.

Commercial property management fees, answered

How much do commercial property managers charge in Sydney?

Industry standard is 5 to 8 percent of gross rental income for ongoing management, but rarely all-inclusive. Most firms add lease renewal fees, outgoings recovery markups, dispute charges, and maintenance coordination fees on top. BLOX charges a flat 5 percent all-inclusive ongoing rate, no surprise extras.

Who actually pays the property management fee on a commercial lease?

In most commercial net leases in Australia, the property management fee is a recoverable outgoing. The tenant reimburses it as part of their outgoings contribution. This is a structural difference between commercial and residential and it changes the after-tax economics significantly.

Do you really respond to tenants 24/7?

Yes. Commercial businesses operate around the clock. Warehouses, retail, childcare, services. When something happens at 2am, a property manager not picking up the phone is a problem. Our property managers are available 24/7 for urgent tenant needs. Faster response means happier tenants, lower vacancy, and better-maintained properties.

What does the 5% BLOX fee actually include?

Rent collection, arrears management, pro-active rent review tracking, outgoings reconciliation including s28 deadlines, bank guarantee monitoring, routine inspections, financial reporting, real-time owner dashboard, 24/7 tenant response, and direct access to a named property manager. No sick days. No unreturned calls. Direct mobile. One inbox.

Are commercial property management fees tax deductible?

Yes. Commercial property management fees are generally fully tax deductible as a cost of producing rental income. Combined with tenant recovery via outgoings on a net lease, the after-tax economics work strongly in the landlord's favour. Always confirm with your accountant.

When should I switch commercial property managers?

Switch when you see any of: deferred maintenance, missed inspections, no servicing reports, missed rent reviews, expired bank guarantees, rising vacancy, vague monthly reports, surprise additional invoices, or a manager who reacts instead of plans. The cost of staying with the wrong manager dwarfs the cost of switching. We handle the entire transition.

Where does BLOX manage properties?

All of Sydney. Western Sydney, North Sydney, South Western Sydney, South Sydney, and the Northern Beaches. Head office Norwest. Industrial, office, retail and mixed-use commercial property.