How are strata levies calculated for each lot?
Total annual budget is divided across all lots in proportion to their unit entitlements. A lot with twice the unit entitlement pays twice the levy. The result is split into 4 quarterly instalments (the most common cycle).
The unit entitlement was set when the strata plan was registered, usually based on relative lot size or value. You can challenge an obviously inequitable allocation through the state tribunal, but the bar is high — you have to show the original allocation was unreasonable, not just that you'd prefer a different split.
Step by step
- Start with the approved annual budget for each fund (admin, capital works).
- Find the total unit entitlements across the whole scheme (on the strata plan).
- Divide your lot's unit entitlement by the total to get your share.
- Multiply your share by each fund's annual budget — that's your annual contribution.
- Divide by 4 for the standard quarterly instalment.
By Reviewed by Last reviewed 2026-05-04
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From category: strata-fees