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Property funds and services

Strata management company financial model, built free.

A three-statement Excel model for a strata and community title manager, built from your own figures and checked to balance.

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We use generative AI in parts of our process, so mistakes can occur. Every model should be checked by a person before it is relied on. Read more

The business

Administers owners corporations (body corporates) for a fee per lot plus disbursements, additional services and insurance commissions, growing mainly by buying other strata management books.

See the sampleHow the model works

In short

  • 01

    Three linked statements

    Income statement, balance sheet and cash flow, linked in every period.

  • 02

    Valued two ways

    Discounted cash flow and trading multiples, side by side.

  • 03

    Monthly to annual

    Monthly, quarterly, half-yearly or annual periods, for up to 30 years.

  • 04

    Checked every period

    A Checks sheet shows the balance sheet balances and the cash reconciles.

The sample

The sample, as Excel draws it.

Built by the same system and checks as yours: its structure and its inputs, ready for your own figures.

Annual · 10 years · Low detail
Strata management company sample model.xlsx
The How It Works sheet of the sample strata management company model

The sample describes no real business. Yours is calibrated to your own figures, so its results are your business’s.

How it works

How the model works for a strata management company.

  1. How it earns revenue3 formulas
    Strata management fees · The business
    Strata management feesAdministration feesDisbursements recovered
    Strata management fees · The business
    Closing lots managedOpening lots managedNet organic lot gainsProperties or lots acquiredfrom acquired rent rolls, strata books and management rights
    Strata management fees · The business
    Lot-years managedOpening lots managedClosing lots managedshare of the year
  2. What drives its costs2 formulas
    Agent and property manager costs · The business
    Property and strata manager costsManager yearsLoaded cost per manager (a year)
    Operating expenses · The business
    Operating expensesStaff costs (annual)Marketing (annual)Occupancy (annual)Administration (annual)share of the year
  3. What it invests in3 formulas
    Acquired rent rolls, strata books and management rights · The business
    Price paid for books acquiredAnnual fees of books acquiredPurchase multiple of annual fees
    Acquired rent rolls, strata books and management rights · The business
    Amortisation of management rightsAmortisation of opening management rightsAmortisation of books acquired (from mid-period)
    Acquired rent rolls, strata books and management rights · The business
    Closing management rightsOpening management rightsPrice paid for books acquiredAmortisation of management rights
  4. How it is funded3 formulas
    Debt
    Closing balanceOpening balanceDrawdownsRepayments
    Debt
    Interest expenseOpening balanceAll-in interest rateshare of the year
    Dividends and distributions
    Closing dividends payableOpening dividends payableDividends declaredDividends paid
  5. How profit becomes cash3 formulas
    Working capital
    Trade receivablesRevenuefrom statementsDebtor daysDays in period
    Working capital
    InventoryDirect costs (positive)from statementsInventory daysDays in period
    Working capital
    Trade payablesCash operating costs (positive)from statementsCreditor daysDays in period
What it covers

14 parts, each one tested.

Every part is a tested building block with its own checks: yours is put together from the ones your business needs.

  • CPI forecastCPI glide path
  • Operating expensesOperating expense line items
  • Corporate costsFixed cost base indexed to CPI
  • Working capitalDays-based working capital
  • Income taxCorporate rate with tax losses
  • DebtSingle debt facility
  • Dividends and distributionsPayout of net profit
  • Discounted cash flow valuationDCF on free cash flow to the firm
  • Multiples valuationEV / EBITDA multiple
  • Key-metric summaryStandard growth, margin and leverage metrics
  • Discount rate (WACC)CAPM at target gearing
  • Strata management feesLots × fee per lotFees for administering owners corporations, and the number of lots under management.
  • Agent and property manager costsProperty or strata managers by portfolio sizeThe direct cost of fee-earners — sales agents' commission splits, salaried agents and property managers, and franchise fees paid by franchisee offices.
  • Acquired rent rolls, strata books and management rightsPrice as a multiple of annual feesBuying management books from other agencies or strata managers, capitalised as intangibles and amortised.
Key numbers

The numbers it tracks.

  1. 01lots under management
  2. 02revenue per lot
  3. 03lot churn
  4. 04acquisition multiple
  5. 05lots per portfolio manager
  6. 06EBITDA margin
Used for

What it is used for.

Also used for
  • Scenarios and sensitivities
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Every real estate model

Looking for a strata management company financial model template? Ours arrives built for your business, with your figures in it.

See a finished model, sheet by sheet

The sample is built on illustrative figures and describes no real business. Models are calculations prepared from the information you provide. They are not financial advice and must be independently verified. See our terms.