Net vs Gross Rent Calculator for Australian Commercial Leases
Built for Australian tenants, tenant representatives and leasing agents. Turn a net rent quote into the full yearly, monthly and per sqm cost including outgoings and GST.
Gross rent (NLA)
$251,700 p.a.
That is $839 per sqm NLA per year, before GST.
How it is calculated
Net rent equals area multiplied by the net rate per square metre. Outgoings equal area multiplied by statutory plus operating rates per square metre.
Gross rent adds the two together, so it shows the full occupancy cost on one line. GST of 10% applies on top when the landlord is registered.
A GST-registered tenant claims that GST back as an input tax credit, so the effective annual cost returns to the gross rent figure.
Australian benchmarks
As at 23 September 2026. Benchmarks refresh quarterly.
| Market | Figure | Source |
|---|---|---|
| Sydney CBD office | A-grade $239/sqm, secondary $229/sqm | Cushman & Wakefield Q1 2026 |
| Melbourne CBD office | Premium $241/sqm, A-grade $225/sqm, secondary $183/sqm | Cushman & Wakefield Q4 2025 |
| Melbourne fringe (Southbank) office | about $200/sqm | Cushman & Wakefield Q1 2026 |
Outgoings rates per sqm vary by building grade, services and age. Ask for the current outgoings estimate before you sign a heads of agreement.
Australian rules that change the maths
Recoverable outgoings cover council rates, water rates, land tax where permitted, cleaning, security, air conditioning, lifts, insurance and management. Capital works, depreciation and landlord interest stay with the landlord.
Land tax recovery differs by state. Victoria and Queensland block recovery under retail legislation, New South Wales allows it on a single holding basis, and non-retail leases follow the lease wording.
Offices quote net lettable area, industrial uses gross lettable area and retail uses gross lettable area retail. Compare quotes on the same area type so the rate per square metre means the same thing.
Questions about this calculator
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Open calculatorGeneral information only. Every figure is an indicative estimate based on the numbers you enter and is not a valuation, financial advice or tax advice.
Track these numbers against real leases in rePrecinct.
rePrecinct keeps rents, reviews, outgoings and expiries beside every property, contact and deal, so your team works from one source of truth.
