Brisbane unit vs house: annual running costs compared (2026)
Units appear to cost less. Lower purchase price, lower council rates, no garden maintenance. The annual running costs tell a different story. In Chermside, a unit costs $7,126 per year to run. A house in the same suburb costs $5,996. The $520 saving in council rates is absorbed, and then some, by body corporate levies that most buyers do not include in their annual cost calculations.
The council rate difference between units and houses
Brisbane City Council charges two different rates for residential properties. Houses under the standard residential differential rate pay $1,519 per year in 2025-26. Units in a Community Titles Scheme pay a minimum rate of $999 per year.
The gap is $520 per year. It exists because unit owners share infrastructure, one set of pipes, one lift, one roof, across multiple dwellings. The CTS minimum rate reflects this shared model.
This is the only line item in the annual cost breakdown where units consistently pay less than houses. Everything else is equal or higher.
| Property type | Annual rate | Difference |
|---|---|---|
| House (owner-occupied) | $1,519 | - |
| Unit in CTS (owner-occupied) | $999 | Unit saves $520/year |
Source: brisbane.qld.gov.au, rates schedule 2025-26. General rate only, excludes waste and cleansing charges.
Body corporate: the cost that erases the savings
Body corporate levies are mandatory annual fees paid by unit owners to fund the management, maintenance, and insurance of the shared building and common areas. Every owner in a strata scheme pays them. They are not optional and cannot be negotiated away.
For a typical Brisbane middle-ring apartment building, the annual body corporate levy sits between $2,000 and $4,000 per year. For a newer inner-city building with a pool, gym, and concierge, the figure rises to $5,000 or beyond. The SuburbCost estimate for a representative Chermside unit is $3,000 per year, approximately the mid-range for a post-2000 low-rise.
At $3,000 per year in body corporate, the unit owner in Chermside pays:
- $520 less in council rates than the house owner
- $3,000 more in body corporate than the house owner ($0 for houses)
- Net extra cost: $2,480 per year on these two line items alone
The body corporate levy more than erases the rates saving by a factor of nearly six to one.
| Building type | Annual body corporate estimate |
|---|---|
| Inner-city high-rise, post-2000, pool/gym | $4,500 – $7,000 |
| Inner-city low-rise or pre-2000 block | $2,500 – $4,000 |
| Middle-ring low-rise, post-2000 | $2,000 – $3,500 |
| Outer-ring newer development, basic amenities | $1,500 – $2,500 |
| House (any suburb) | $0 |
Body corporate figures are AI-estimated and disclosed as such on every SuburbCost suburb page. The actual levy for a specific property must be confirmed with the body corporate, request the last three years of financials as part of your due diligence before purchase.
The full annual cost comparison: Chermside unit vs house
The most complete comparison available from SuburbCost's confirmed data is Chermside, which shows both dwelling types in detail.
| Component | House | Unit | Difference |
|---|---|---|---|
| Council rates | $1,519 | $999 | Unit saves $520 |
| Water & sewerage | $1,824 | $1,824 | Same |
| Driving commute | $803 | $803 | Same |
| Home insurance | $1,850 | $500 | Unit saves $1,350 (contents only) |
| Body corporate | $0 | $3,000 | Unit pays $3,000 more |
| Total, driving | $5,996 | $7,126 | Unit costs $1,130 more/year |
| Total, public transport | $5,385 | $6,515 | Unit costs $1,130 more/year |
Source: SuburbCost Chermside suburb page, confirmed government data July 2025. Building insurance for units is estimated as contents-only at $500, the body corporate insurance covers the building structure. Body corporate is AI-estimated.
The $1,130 annual gap means a unit buyer in Chermside pays approximately $94 more per month in running costs than a house buyer, before any mortgage difference is considered. Over ten years, with 3% annual growth in body corporate and rates, this difference compounds to roughly $13,000.
Where the unit calculation can shift
Three scenarios change the unit vs house comparison materially.
Older buildings with lower body corporate: A well-run pre-1990 low-rise unit block with no lift, no pool, and simple common areas can carry a body corporate levy of $1,200 to $1,800 per year. At those levels, the council rate saving becomes meaningful and the overall gap between unit and house running costs narrows to under $500 per year.
High-amenity new buildings: An inner-city apartment with pool, concierge, and gymnasium will carry levies of $5,000 to $7,000 per year. At $6,000 body corporate, a unit costs over $5,000 more per year to run than a comparable house in the same suburb. The lower purchase price does not offset this gap over most ownership periods.
Buildings in flood-prone suburbs: Units in flood-affected areas carry higher body corporate insurance costs, which flow through to owner levies. The body corporate insurance component is one of the main drivers of levy increases after major flood events. Inner-city units near the Brisbane River saw levy increases following the 2011 and 2022 floods that took years to moderate.
What to ask before buying a Brisbane unit
Running cost comparisons start with the body corporate levy, but due diligence goes further. Before purchasing any Brisbane unit, request:
- The current body corporate levy for the specific lot (levies differ by lot entitlement)
- The last three years of body corporate financial statements
- The sinking fund balance and the 10-year capital works plan
- Any current or pending special levies for major building works
- The body corporate insurance premium and what it covers
A low advertised body corporate levy can mask a depleted sinking fund with deferred maintenance. Special levies, called when the sinking fund cannot cover major repairs, can add thousands to a year's costs without warning. The annual levy is the starting figure. The sinking fund health is the real measure.
Frequently asked questions
Are units cheaper to run than houses in Brisbane?
No, units typically cost more to run annually than houses in the same Brisbane suburb. In Chermside, a unit costs $7,126 per year versus $5,996 for a house, a $1,130 difference. Units pay $520 less in BCC council rates but typically pay $3,000 or more in body corporate levies, which houses do not pay.
How much does body corporate cost in Brisbane in 2026?
Body corporate levies in Brisbane range from approximately $1,500 to over $7,000 per year, depending on building age, size, and facilities. Inner-city high-rise buildings with pool and gym typically charge $4,500 to $7,000. Middle-ring low-rise apartments charge $2,000 to $3,500. The actual levy for a specific unit must be confirmed with the body corporate before purchase. SuburbCost figures are AI-estimated and disclosed as such on every suburb page.
What council rates do units pay in Brisbane City Council?
Units in BCC Community Titles Schemes pay a minimum residential rate of $999 per year in 2025-26. Houses pay $1,519. The $520 difference reflects the shared infrastructure model of strata living. This is the only annual running cost where units consistently pay less than houses.
Should I buy a unit or a house in Brisbane based on running costs?
Running costs favour houses for most Brisbane buyers, units pay less in council rates but more overall due to body corporate levies. The exception is older buildings with low body corporate and no major capital works pending. Total cost of ownership depends on purchase price, mortgage repayments, maintenance responsibilities, and lifestyle factors beyond running costs. SuburbCost covers the running cost comparison; consult a buyer's agent for a complete picture.
Compare unit vs house running costs in your suburb
Every SuburbCost suburb page shows both house and unit annual running costs side by side. Use the dwelling type toggle to see how body corporate and council rates change the total for your suburb of interest.
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