Cost of Selling a House in Australia 2026 — Full Breakdown
Most homeowners spend months planning a sale but don't look at the selling costs until the settlement statement arrives. By then, it's too late to negotiate anything. Selling a typical Australian home costs $25,000–$65,000 before you see a dollar of profit — and that number climbs fast if you're not across every line item.
This guide breaks down every cost you'll face when selling a property in Australia in 2026: agent commission, vendor-paid advertising, conveyancing, styling, auctioneer fees and mortgage discharge. There's also a full net-proceeds worked example so you know exactly what lands in your account after settlement.
Last updated: May 2026.
Key takeaways
- Agent commission is the biggest cost — typically 1.5–3.5% of your sale price, negotiated before you sign an agency agreement.
- Total selling costs on a $1M property run roughly $35,000–$45,000 before capital gains tax on investment properties.
- Vendor-paid advertising (VPA) is not optional on most campaigns — budget $3,000–$15,000 depending on your market.
- Conveyancing for a seller costs $800–$1,500 and is non-negotiable — every property transfer in Australia requires a licensed conveyancer or solicitor.
- You can estimate your net proceeds before you list — use Leadkit's free property selling costs calculator to run the numbers in under 60 seconds.
Table of contents
- Full cost breakdown table
- Agent commission — the big one
- Vendor-paid advertising (VPA)
- Conveyancing, auctioneer and discharge fees
- Property styling and pre-sale presentation
- Net proceeds worked example
- Costs that catch sellers by surprise
- FAQs — selling costs Australia
Full cost breakdown {#full-cost-breakdown}
The table below covers every standard selling cost for an Australian residential property in 2026. Ranges vary by state, agent, property type and sale method.
Price indication only. These are indicative ranges based on estimates generated through Leadkit's property selling costs calculator using current Australian market data. Your actual costs will depend on your property's sale price, location, and the service providers you engage. Always confirm costs in writing before signing.
| Cost item | Typical range | Notes |
|---|---|---|
| Agent commission | 1.5%–3.5% of sale price | Negotiable; lower in Sydney/Melbourne, higher in regional areas |
| — On an $800,000 sale | ~$12,000–$28,000 | |
| — On a $1,200,000 sale | ~$18,000–$42,000 | |
| Vendor-paid advertising (VPA) | $3,000–$15,000 | realestate.com.au, Domain, signage, photography, copywriting |
| Professional photography | $500–$1,500 | Often included in VPA package |
| Auctioneer fee | $400–$1,000 | Payable only if selling by auction |
| Property styling (unfurnished) | $3,000–$8,000 | Full furniture hire + styling for campaign duration |
| Property styling (occupied home) | $1,500–$4,000 | Editing and accessory styling only |
| Conveyancing (seller) | $800–$1,500 | Includes contract preparation and settlement |
| Mortgage discharge fee | $150–$400 | Charged by your lender to release the mortgage |
| Capital gains tax (investment) | Depends on profit and tax rate | Not applicable to primary residence; see your accountant |
| Pre-sale repairs and presentation | $500–$20,000+ | Highly variable — see section below |
Methodology: Ranges reflect quote data from Leadkit's finance and property calculator suite, cross-referenced with REINSW published schedules and current agent rate surveys. Leadkit's calculators run on real Australian market rates — not a neutral third-party data set, but a genuinely granular one.
Agent commission — the big one {#agent-commission}
Agent commission is almost always the single largest cost of selling. In Australia, commission is entirely negotiable — unlike some overseas markets, there's no regulated rate.
Commission structure varies significantly by state. In Sydney and Melbourne, where median prices are higher, commission rates typically sit in the 1.5%–2.2% range because agents earn more in absolute dollars. In Queensland, South Australia and regional areas, rates commonly run 2.2%–3.5% to compensate for lower price points.
Before you sign an agency agreement — which is a legally binding document — get at least two competing appraisals and negotiate the rate, not just the price estimate. Some agents offer a tiered structure: a base rate up to a target price, then a higher rate on anything above it. This aligns incentives nicely.
Always confirm whether the quoted commission includes GST or sits on top of it. A 2% commission on $1,000,000 is $20,000 — plus $2,000 GST if quoted exclusive. That's a real surprise at settlement if you didn't ask.
The Real Estate Institute of NSW (REINSW) publishes guidance on agency agreements and vendor rights. For Queensland, REIQ plays the same role.
Vendor-paid advertising (VPA) {#vendor-paid-advertising}
Vendor-paid advertising is the marketing budget you pay for directly, separate from agent commission. The term trips up a lot of sellers who assume marketing is bundled into commission — it usually isn't.
A standard VPA package covers a listing on realestate.com.au and Domain (often at Premiere or Highlight tier), professional photography, a floor plan, property signage, and a copywritten listing description. Some agents include videography or virtual tours.
Budget $3,000–$8,000 for a standard metro campaign. Premium Sydney eastern suburbs, Melbourne inner ring or Perth western suburbs campaigns routinely run $10,000–$15,000 when you add editorial features and social spend.
One thing worth negotiating: VPA is typically payable whether or not your property sells. Some agents will agree to a partial rebate if the campaign fails to produce a sale. Get this in writing before you commit.
Conveyancing, auctioneer and discharge fees {#conveyancing-auctioneer-discharge}
Conveyancing
Every property sale in Australia requires a licensed conveyancer or solicitor to handle the legal transfer of ownership. As the seller, your conveyancer's job includes preparing the Contract of Sale (including the Section 32 vendor statement in Victoria, or its equivalent in other states), responding to requisitions from the buyer's solicitor, and attending to settlement.
Seller conveyancing typically costs $800–$1,500 in most states, depending on complexity. Leasehold properties, those with caveats, or properties with special conditions (such as subject to development approval) will sit toward the top of that range or above it.
Use Leadkit's free conveyancing quote calculator to get an instant indication of what conveyancing should cost for your property.
Auctioneer fee
If you sell by auction, you'll pay an auctioneer fee on top of the agent commission. This is the fee for the registered auctioneer who runs the auction, which in most states must be a person licensed separately from the selling agent (though in many agencies the agent and auctioneer are the same individual).
Budget $400–$1,000 for a residential auction. The figure is usually fixed rather than percentage-based.
Mortgage discharge fee
If you have an active mortgage on the property, your lender will charge a discharge of mortgage fee to release the security interest over the title at settlement. This administrative fee typically runs $150–$400 and is deducted by your conveyancer from the sale proceeds on settlement day. Factor it into your net-proceeds calculation — it's small but easy to forget.
Property styling and pre-sale presentation {#property-styling}
Property styling (also called home staging) is one of the most debated costs in real estate, but the data from the Australian market is fairly consistent: well-presented properties spend fewer days on market and tend to attract stronger opening bids.
For an unoccupied property, full styling means hiring furniture, artwork and accessories for the campaign duration. Expect $3,000–$8,000 for a standard three-bedroom home.
For an occupied property, a stylist edits what you own and adds key accessories. This partial approach runs $1,500–$4,000.
Pre-sale repairs are highly variable. A fresh coat of interior paint costs $4,000–$10,000 but consistently adds more than that to the sale price. Minor repairs — leaky tap, cracked tiles, broken fence panel — should be done before photography; buyers' building inspectors will find them, and a reduced offer stings more than the fix.
Across property selling transactions processed through Leadkit, styling and presentation costs are the line homeowners most consistently underestimate — often because agents raise them last, once the vendor is committed.
Net proceeds worked example {#net-proceeds-example}
Here's a realistic full-cost scenario for a $1,000,000 property sale in Sydney in 2026:
| Item | Amount |
|---|---|
| Sale price | $1,000,000 |
| Agent commission (2.5% inc. GST) | −$25,000 |
| Vendor-paid advertising (VPA) | −$8,000 |
| Property styling | −$3,500 |
| Conveyancing (seller) | −$1,200 |
| Mortgage discharge fee | −$300 |
| Total selling costs | ~$38,000 |
| Net proceeds before CGT | ~$962,000 |
Notes on this example:
- Capital gains tax is not included — it only applies to investment properties, not your primary residence. If this is an investment property, your net position will depend on your cost base, ownership period, and marginal tax rate. Speak to your accountant.
- This example does not include pre-sale repairs, moving costs, or any holding costs (rates, strata, mortgage) during the campaign period.
- Your agent may quote commission exclusive of GST — always confirm which way before signing.
Want to run your own numbers? Use Leadkit's free property selling costs calculator — enter your expected sale price and get an instant net-proceeds estimate. Takes 30 seconds, no signup required.
Costs that catch sellers by surprise {#surprise-costs}
Even experienced property owners get caught out by a few of these:
Strata records and OC certificates. Selling a unit or townhouse? You'll need an Owners Corporation certificate (Victoria) or strata search documents (NSW, QLD) as part of the Section 32 or Contract of Sale. Budget $200–$500 and allow a week for them to arrive.
Mortgage break costs. On a fixed-rate loan and selling before the term ends? Your lender may charge a break cost — sometimes several thousand dollars. Check your loan contract before accepting any offer.
Agent fees on an unsold property. If you run a full campaign and then withdraw, you'll still owe the VPA costs. Some agency agreements also specify a commission on the highest offer made if you pass in. Read your agency agreement carefully before signing.
Moving costs. Budget $1,000–$5,000 to vacate. It's not a selling cost in the technical sense, but it comes straight out of your proceeds and is routinely forgotten.
The Australian Competition and Consumer Commission (ACCC) has published guidance on real estate contracts and agent disclosure obligations — worth reading if you're selling for the first time.
FAQs — selling costs Australia {#faqs}
Q: How much does it cost to sell a house in Australia in 2026?
A: Total selling costs for an Australian residential property in 2026 typically run between $25,000 and $65,000, depending on your sale price, state, and the services you use. On a $1,000,000 property, a realistic all-in figure including agent commission (2.5%), VPA, conveyancing, styling and discharge fee is around $35,000–$42,000. Use Leadkit's property selling costs calculator to estimate your specific situation. This is a price indication only — your actual costs will depend on your negotiated rates and service providers.
Q: What percentage does a real estate agent charge to sell a house in Australia?
A: Real estate agent commission in Australia ranges from 1.5% to 3.5% of the sale price, with no legally fixed rate — it's fully negotiable. Sydney and Melbourne agents typically charge 1.5%–2.2% due to higher sale prices. In Queensland, South Australia, Western Australia and regional areas, rates commonly run 2.2%–3.5%. Always get at least two competing appraisals before agreeing to a commission rate, and confirm whether the quoted figure is GST-inclusive or exclusive.
Q: Do sellers pay stamp duty when selling a house in Australia?
A: No. Stamp duty (land transfer duty) is paid by the buyer, not the seller. It is not a cost of selling a property. As a seller, your costs are agent commission, VPA, conveyancing, and the other items covered in this guide.
Q: What is vendor-paid advertising and do I have to pay it?
A: Vendor-paid advertising (VPA) is the marketing budget that you, as the seller, pay directly — separate from agent commission. It covers your property's listing on realestate.com.au and Domain, professional photography, floor plans, and signage. Most agents require VPA as part of their campaign. You can negotiate the scope and cost, but be cautious about heavily discounting the marketing budget on a property worth hundreds of thousands of dollars. Budget $3,000–$15,000 depending on your market and campaign type.
Q: Can I negotiate real estate agent fees in Australia?
A: Yes — agent commission is entirely negotiable in Australia. Unlike some markets, there is no regulated rate. You can negotiate the percentage rate, the commission structure (flat vs. tiered), and whether VPA is included or additional. The best leverage is competing appraisals from multiple agents. Be careful about choosing the cheapest agent over the most skilled — a 0.25% difference in commission on a $1M property is $2,500, but a weak negotiator could cost you far more in a lower sale price. The REINSW has published guidance on understanding agency agreements.
Q: What is a Section 32 and who pays for it?
A: A Section 32 (vendor's statement) is a legal disclosure document required in Victoria before a buyer signs a contract. Your conveyancer prepares it — the cost is included in your seller conveyancing fee. Other states have equivalent requirements; in NSW the relevant disclosures are built into the Contract of Sale. The Section 32 covers title details, encumbrances, planning overlays, rates and charges.
Q: How do I calculate my net proceeds from a house sale?
A: Start with your expected sale price, then subtract: agent commission (rate × sale price, plus GST), VPA, styling costs, seller conveyancing, mortgage discharge fee, and any pre-sale repairs. If it's an investment property, you'll also need to account for capital gains tax. For a quick calculation, Leadkit's free property selling costs calculator runs through the main line items instantly. The worked example in this guide also shows a full net-proceeds breakdown for a $1,000,000 sale.
Q: Does capital gains tax apply when selling my home in Australia?
A: Capital gains tax (CGT) generally does not apply when selling your primary place of residence in Australia, thanks to the main residence exemption under the ATO rules. However, CGT does apply if you're selling an investment property, a holiday home, or a property that was ever rented out. The ATO provides full guidance on the main residence exemption on their website. If there's any doubt about your eligibility, speak to a registered tax agent before you sell.
Plan your sale before you list
The sellers who walk away satisfied are the ones who ran the numbers before accepting an offer — not after. Knowing your full cost stack means you can negotiate confidently, set a realistic walk-away price, and avoid the gut punch of a settlement statement that's $15,000 lower than expected.
Ready to estimate your net proceeds? Use the free Leadkit property selling costs calculator — enter your expected sale price, select your state, and get an instant breakdown. Takes 30 seconds, no signup needed.
For the legal side, get a conveyancing quote in under a minute. And if you're an agent or property professional wanting to embed these tools on your own site, explore Leadkit's finance and property calculator suite — live in 60 seconds.
This article provides general information only and does not constitute financial, legal or taxation advice. All cost figures are price indications based on Leadkit's calculator data and publicly available market information. Your actual costs will vary. Consult a licensed real estate agent, conveyancer and/or tax professional for advice specific to your situation.