Article

Should Your Building Finance a Pool, Gym or EV Chargers?

A direct, numbers-first guide to deciding whether your strata should finance a pool, gym, EV chargers or shared facilities – and how to structure it so levies and risk stay manageable.

Published 21 Oct 2026Updated 21 Oct 20265 min read

Key Takeaway

This article explains how Australian strata schemes can finance building amenities like pools, gyms, EV chargers and shared facilities, and when it actually makes financial sense. It outlines typical cost ranges, levy impacts, and compares strata loans, special levies and staged works. A key reference point is that a $1m strata loan can add $500–$1,000+ per lot per quarter. The article ends with a simple checklist so committees can decide and act within their next meeting cycle.

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Should Your Building Finance a Pool, Gym or EV Chargers?

Financing a pool, gym, EV chargers or shared facilities only makes sense if three things line up: 1) the total project cost is realistic, 2) the per‑lot levy impact is affordable, and 3) the upgrade will clearly improve value, rents or owner satisfaction over at least 10 years. That’s what you should test before you vote on any funding option.

Strata committee reviewing upgrade and finance plans for building amenities. Successful amenity projects start with clear scopes, costings and per-lot levy modelling.

Step 1: Get real about costs and what you’re actually buying

Don’t start with “pool or gym?” Start with: what problem are we solving and what’s the simplest facility that fixes it?

Typical cost ranges (very broad, for planning only)

Modest outdoor plunge pool/spa: $250k–$600k+
Full shared pool with plant room: $600k–$2m+
Small gym/fitness room fit‑out: $80k–$300k+
EV charger backbone + a few shared chargers: $150k–$500k+
Co‑working/meeting room, furniture and AV: $80k–$250k+

Then add:

Design, DA and consultants: often 10–20% of build cost.
Contingency: 10–15% for surprises.
Ongoing maintenance and insurance.

Pools, in particular, carry significant ongoing costs (heating, chemicals, pumps, compliance). Gyms and EV chargers tend to be cheaper to run per year, especially if paired with solar.

Step 2: Model how amenities change levies – per lot

For any amenity, the crucial question is: what does this do to my quarterly levies, based on my unit entitlement?

As shown in [/insights/worked-examples-1m-strata-loan-levy-impact-10-15-years], a $1m strata loan can add roughly $500–$1,000+ per lot per quarter for 10–15 years, depending on rate, term and entitlements.

Worked example: EV chargers and small gym

Assume:

Total project: $800,000 (gym + EV backbone and initial chargers)
Lots: 40
Average loan term: 12 years, interest‑only for 2 years then P&I (illustrative only)

If funded 100% by a strata loan, you might see (illustrative):

Extra loan‑related levy: ~$550 per lot per quarter (average)
Extra admin fund for maintenance/energy: $100 per lot per quarter
Total increase: ~$650 per lot per quarter for most of the term

Larger lots with higher entitlements may pay double this; smaller lots less. Always model per‑lot numbers by entitlements, not a flat average.

If that feels tight, read [/insights/levies-special-levies-or-strata-loan-funding-options-compared] and consider a hybrid (part loan, part special levy, staged works).

Step 3: Choose the right funding structure

You usually have four levers: 1. Increase ordinary levies (over time) 2. Strike a special levy 3. Take a strata building loan 4. Use a hybrid of the above ### When a strata loan fits A strata loan (building-level borrowing) is useful when: - The works are large and lumpy (e.g. pool + full gym). - You want current and future owners to share the cost. - Many owners can’t easily stump up a big special levy. Lenders will assess scheme health, arrears and levy impact rather than each owner.…

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Frequently asked questions

No, a pool or gym does not automatically increase value. Amenities can boost buyer appeal, but high levies, poor maintenance or dated facilities can offset the benefit. In some areas, lower-cost amenities like a good gym or EV charging are more attractive than a pool. Check local sale results in comparable buildings before committing to major works.

EV chargers are not legally mandatory in most existing buildings yet, but they are quickly becoming an expected feature in many metro suburbs. Installing scalable backbone infrastructure and a fair user-pays billing system can future-proof your building and reduce the cost of later upgrades. Starting with a few shared chargers is usually enough for current demand.

To limit levy increases, consider a smaller project scope, staged works, or a mix of savings, special levies and a modest strata loan. Always model per-lot impacts by unit entitlement and stress-test repayments at higher interest rates. In some cases, pairing amenities with solar or batteries can offset part of the additional running costs over time.

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