Complete 2026 price guide for strata cleaning in Sydney — from small 10-unit complexes to large high-rise buildings.
Strata cleaning in Sydney typically costs $80–$200 per visit for small complexes (under 20 units), $300–$500 per month for medium buildings, and $500–$1,500 per month for large high-rise strata — depending on the number of common areas, floors and cleaning frequency. All prices below exclude GST.
| Building Type | Size | Typical Scope | Frequency | Per Visit | Per Month |
|---|---|---|---|---|---|
| Small complex | Under 20 units, 1–3 floors | Lobby, letterboxes, 1 stairwell, bin room | Weekly | $80–$150/visit | $320–$600/month |
| Medium complex | 20–50 units, 4–8 floors | Lobby, 2–4 lifts, stairwells, bin rooms, car park | 2–3x/week | $180–$320/visit | $700–$1,500/month |
| Large high-rise | 50–100+ units, 10+ floors | Full common area program, car park, pool, gym | Daily/5x week | $280–$500/visit | $2,000–$4,000+/month |
| Commercial strata | Office or mixed-use | Lobby, lift lobbies, bathrooms, bin rooms | Daily | $200–$400/visit | $1,500–$3,000/month |
The price only means something once you know what shape the agreement takes. Sydney strata cleaning agreements are short documents that get read once and then relied on for years, so the four things below are worth settling before the owners corporation votes on a quote.
Most buildings are billed a flat figure each month. The arithmetic behind it is simply a rate per visit multiplied by the contracted visits, then averaged across twelve months so the levy line does not move between a four-visit month and a five-visit month. That averaging is the whole point: a treasurer can budget the year without reconciling a variable invoice. Per-visit charging suits buildings with genuinely irregular needs — a holiday-let complex, or a site where the committee wants to dial frequency up over summer — but it puts the reconciliation work back on the strata manager and makes year-on-year comparison harder. Whichever you choose, the agreement should state the rate per visit as well as the monthly figure, because that is the only number that lets you compare two quotes or reprice a change in frequency without going back to tender.
The scope schedule is the attachment that survives everything else. It should split tasks by interval — what happens on every visit, what happens weekly, monthly and quarterly — rather than describing the job as a paragraph of intent. Anything not on that schedule is an extra, and both sides benefit from that being explicit rather than argued about in a committee meeting eighteen months later. Set an annual review date in the agreement itself and make it a real one: walk the building with the contractor, mark what has changed (a new bike store, a re-tiled lobby, a car park with a new EV bay), and adjust the schedule rather than letting scope creep quietly absorb it. If a price adjustment is contemplated at that review, say on what basis — a stated index or a re-quote — so the review is a conversation about the building rather than about the number.
Six documents cover almost every question an owners corporation is asked at an AGM: the scope schedule described above; a certificate of currency for public liability and workers compensation; confirmation of how staff are engaged and screened; a nominated contact with a response time for missed or substandard visits; the consumables arrangement, including who buys bin liners and washroom supplies and whether they are charged at cost; and a visit record the committee can actually read. That last one matters more than owners expect — when a complaint reaches the committee, a dated record of what was cleaned and when converts an argument into a fact. Insurance certificates should be re-supplied on renewal rather than filed once and assumed current.
Read the term and the notice clause before the rate. A month-to-month arrangement with a stated notice period lets the committee change providers on a normal meeting cycle; a multi-year term with an early-termination charge means the only lever you have left is complaining. Check three specifics: how much notice is required and in what form, whether notice can be given at any time or only in a window before an anniversary, and whether anything has been amortised into the monthly fee — equipment, a set-up cost, an initial deep clean — that becomes payable on exit. Also confirm what happens to keys, fobs and alarm codes on handover, and who is responsible for the changeover clean if the incoming contractor starts mid-cycle. Pro Clean Corp works on fixed monthly contracts with no lock-in, so an owners corporation can review annually and leave without a penalty attached.
This is the shape of the schedule we attach to a Sydney strata proposal. It lists tasks by interval, not prices — the pricing sits in the table further up this page. Use it as a checklist against whatever schedule you have been given.
| Interval | Tasks |
|---|---|
| Every visit (daily or scheduled) | Lobby and foyer floors swept and mopped; entry glass and door handles cleaned at hand height; lift interiors wiped including buttons, handrails and mirrors; lift lobby floors on each level; stairwell landings spot-cleaned; bin room floor hosed or mopped and bins returned to position; letterbox bank wiped and junk mail cleared; visual sweep of the ground-floor and car park entry for litter. |
| Weekly | Full stairwell clean including treads, risers and handrails; corridor carpets vacuumed end to end; internal glass on common-area doors and balustrades; skirtings and door frames on the ground floor; fire hose reel and extinguisher cabinets dusted; bin room walls and bin lids wiped; garden-edge and pathway sweep at the building line; mailroom and parcel shelf tidied. |
| Monthly | High dusting of common-area light fittings, ceiling vents and exit signage; lift door tracks cleaned out; stairwell handrail polish; car park entry ramp swept; bin room deep clean and deodorise; spot-clean of lobby walls and lift surrounds; check and report on lighting outages, damaged signage, and any graffiti for separate quoting. |
| Quarterly | Common-area carpet extraction or hard-floor machine scrub as applicable; internal window and balustrade glass to full height where safely reachable; ceiling vent faces washed; bin room pressure clean; external entry pathway and step pressure clean; full condition walk-through with the strata manager and a written report for the committee file. |
Car park scrubbing, pool surrounds, common gym and recreation rooms, external gardens, graffiti removal and external window cleaning sit outside this schedule and are quoted as separate line items so the committee can approve them individually. For the day-to-day service itself see strata cleaning Sydney, and for how the same building compares against other commercial premises types see commercial cleaning prices Sydney.
Strata cleaning in Sydney costs approximately $150–$400 per month for small complexes (under 20 units, weekly clean), $400–$900 per month for medium buildings (20–60 units, 2–3 cleans per week), and $1,000–$3,000+ per month for large high-rise strata (60+ units, daily or near-daily common area programs). These figures include lobby, lifts, stairwells and bin rooms — car park and external areas are typically priced separately.
The main factors are: (1) number of units and floors — more units means more bin rooms, lifts and stairwells; (2) cleaning frequency — weekly versus daily programs significantly affects the monthly cost; (3) common area scope — buildings with pools, gyms, rooftop terraces and large car parks cost more; (4) building age and type — heritage buildings require more care and specialist products; (5) access requirements — security fob systems, lift access protocols and after-hours requirements.
Strata cleaning contracts are typically structured as a fixed monthly fee — which gives the OC committee a predictable budget line. The monthly fee is based on a fixed number of visits per week or month at a fixed rate per visit. Pro Clean Corp provides strata cleaning on a fixed monthly contract basis with no lock-in — so the OC can review pricing annually or change providers without penalty.
Call 1300 494 983 or enquire online. We will arrange a free on-site assessment at your Sydney strata property and provide a written fixed-price quote within 24 hours. No obligation and no hidden charges.
Strata committees often combine common-area cleaning with these services across the same building — see pricing and scope for each:
On-site assessment for all Sydney strata. No lock-in contract. OC committee proposals available.