Self-Managing vs Hiring a Property Manager in Sydney: Pros, Cons and Costs
- Posted by Future Nexus Legend Real Estate in Landlord Guides
- No Comments
Should you manage your Sydney investment property yourself, or hire a property manager? Self-managing can look like an easy way to save money, but it comes with real costs in time, risk and compliance. This guide to self-managing vs hiring a property manager in Sydney compares both options honestly so you can decide what suits you.
What self-managing involves
As a self-managing landlord in NSW, you’re responsible for everything an agent would normally do, including:
- Finding and screening tenants: advertising, running viewings and checking applications.
- Preparing the tenancy agreement and the entry condition report.
- Lodging the bond with NSW Fair Trading through Rental Bonds Online. The bond is capped at four weeks’ rent in most cases and must be lodged on time.
- Collecting rent, offering fee-free payment options and following up arrears.
- Organising repairs, including urgent repairs at any hour.
- Routine inspections, with correct written notice.
- Rent reviews and lease renewals, within the rule of one increase every 12 months.
- Ending tenancies correctly, using a valid ground under the current laws.
- Representing yourself at NCAT if there’s a dispute.
The pros of self-managing
- No management fee.
- Full control over every decision.
- A direct relationship with your tenant.
The cons of self-managing
- Time. Tenant calls, trades and paperwork don’t keep office hours.
- Compliance risk. NSW rental laws changed significantly in 2024 and 2025. Getting a notice, bond or rent increase wrong can lead to penalties or a tribunal hearing. See our summary of the latest NSW rental law changes.
- Vacancy risk. A property that sits empty for a few extra weeks can cost more than a year of management fees.
- Distance. If you live interstate or overseas, inspections and urgent repairs become much harder.
- Emotional involvement. Difficult conversations about arrears or damage are easier with a professional in between.
The pros of using a property manager
- Your time back. You make the key decisions; they handle the rest.
- Up-to-date knowledge of tenancy law and processes.
- Trade networks for faster, better-value repairs.
- Proper records and regular inspection reports.
- A buffer between you and your tenant.
- Tax-deductible fees in most cases, for a rented investment property. Check with your accountant.
The cons of using a property manager
- Cost. Sydney agencies typically charge around 5% to 8% of rent, plus letting and other fees.
- Variable service. Some managers look after too many properties to give yours proper attention.
The middle ground: fixed-fee property management
For many landlords, the biggest objection to a property manager is paying a percentage of rent that rises every year. A fixed-fee property manager removes that problem. You get full-service management for one set monthly amount, so your fee stays the same as your rent grows.
At Future Nexus Legend Real Estate, ongoing management is $69 a month for apartments, $89 for townhouses and $99 for houses (ex GST). That includes rent collection, inspections with 360° reports, maintenance coordination, lease renewals, bill payments and statements, with no admin, renewal or statement fees. On a $750/week house, that’s $1,188 a year, compared with about $2,145 for a typical 5.5% agency.
Self-managing or hiring a property manager in Sydney: which is right for you?
Self-managing may suit you if you live close by, have time during the week, are confident with NSW tenancy law and enjoy the hands-on work.
A property manager is likely the better choice if you’re busy, live interstate or overseas, own more than one property, or simply want peace of mind.
Not sure? Compare the costs with our calculator or talk to our team. There’s no obligation and no lock-in contract.
Need help with your rental property?
Future Nexus Legend Real Estate manages rental properties across Western and Northern Sydney, including Camden, Cumberland, The Hills Shire and Baulkham Hills. Every property is managed for one fixed fee from $69 a month + GST, with leasing, inspections, repairs and rent collection included. Book a free rental appraisal or see how our property management works.
This article is general information only and isn’t legal, tax or financial advice.
