Selling a property in Australia comes with a stack of costs that erode the headline sale price. This calculator surfaces every one of them so you can see what actually lands in your account at settlement.
The complete cost stack
Real estate agent commission is the single largest expense for most sellers — 1.5%–3% of sale price plus GST. On a $900,000 sale, commission alone is $13,500–$27,000+GST.
Marketing and presentation typically runs $3,000–$8,000 for a standard campaign: professional photography, online listings (REA, Domain), signage, social media, brochures. Optional but often value-adding: styling/staging ($2k–$10k that frequently returns 5–10× via higher sale price).
Conveyancing or legal costs $1,500–$3,000 for the seller side — drafting the contract, handling settlement, discharging the mortgage. Solicitors cost more than conveyancers but are warranted for complex sales (deceased estates, related-party, off-market commercial).
Mortgage discharge fees of $300–$1,500 apply at most lenders. Fixed-rate loans may also incur break costs.
Capital gains tax applies on investment property sales. The owner-occupier main residence exemption usually means no CGT on your home; investment properties attract CGT on the gain at your marginal rate, with the 50% discount for ≥12 month holds.
Worked example: $900,000 sale, owner-occupier
| Cost | Amount |
|---|---|
| Agent commission (2.2% + GST) | ~$21,800 |
| Marketing campaign | $5,000 |
| Conveyancing | $2,000 |
| Mortgage discharge | $400 |
| Building inspections (if buyer-requested) | $0–$700 |
| Total selling cost | ~$29,200 |
That's 3.2% of sale price — the cheap end of the realistic range.
How to keep selling costs down
Levers in your control:
- Negotiate commission — especially in slower markets or for high-value properties
- Bundle marketing into the agent's package — clear pricing, no surprise add-ons mid-campaign
- Use a conveyancer not a solicitor for standard residential sales
- Time the sale around your fixed-rate loan rolloff to avoid break costs
- Sell privately if you have a known buyer — saves agent commission entirely (legal fees still apply)
When to invest more, not less
Counter-intuitive but real: the cheapest marketing campaign on a saleable property usually costs you more than it saves, because the sale price is lower or the property sits longer. Areas where spending more usually returns more:
- Professional photography — single biggest visual impact for the listing
- Styling/staging — strong ROI on properties where the buyer needs to imagine a finished product
- Auctioneer fee — paid once, can lift the sale price meaningfully in active markets
- Strategic repairs — fixing the obvious 5 things buyers will mention is much cheaper than dropping the price by $20k
The calculator above lets you toggle each line item to see the impact on your net proceeds.
Frequently asked questions
What does it cost to sell a house in Australia?
Total selling costs run 3.5%–6% of the sale price for most owner-occupier sales. Agent commission (1.5%–3% + GST) is the largest line item, followed by marketing ($3k–$8k), conveyancing ($1.5k–$3k), and miscellaneous (auctioneer if applicable, building reports if requested by buyers, mortgage discharge fees). On a $900,000 sale, expect $35,000–$50,000 of total costs.
Is agent commission negotiable?
Yes. Most AU real estate agents will negotiate commission, especially in slower markets or for higher-value properties. The 1.5%–3% range reflects negotiated outcomes — listed rates are usually the high end. Compare 2–3 agents on commission AND marketing inclusion before signing. Tiered structures (e.g. lower base + higher rate above a target price) align agent incentives with sale price.
Will I owe capital gains tax?
Owner-occupier sales of your main residence are generally CGT-exempt. Investment property sales attract CGT on the gain (sale price minus cost base), with a 50% CGT discount if held over 12 months as an individual. The taxable gain is added to your assessable income at marginal rates. Use a tax adviser for your specific calculation.
What about mortgage discharge fees?
Most lenders charge a discharge fee ($300–$1,500) when you pay out a loan at sale. Fixed-rate loans may also incur break costs if you sell before the fixed period ends. Variable rate loans typically don't have break costs. Check your loan contract or ask your lender for an exact discharge cost before listing.
Should I sell at auction or by private treaty?
Auction works well for in-demand properties in active markets — competing bidders push the price up. Private treaty works better for niche or harder-to-value properties where a fixed price needs to be negotiated. Auction adds an auctioneer fee ($500–$1,500) but can save on extended marketing periods. Private treaty is more common in slower markets.
How much should I spend on marketing?
Budget $3,000–$8,000 for a standard residential campaign: professional photography, online listings, signage, brochures, social media. Higher-end properties or extended campaigns can run $10k+. Most AU agents include some marketing as part of their package; be clear on what you're paying for separately. Cheap marketing on a property worth selling can leave $20k+ on the table.
What hidden costs catch sellers out?
Five common surprises: (1) styling/staging — adds $2k–$10k but often returns 5–10× via higher sale price, (2) presale repairs to fix things found in pre-sale building inspections, (3) extended marketing if the property doesn't sell quickly, (4) auctioneer commission if it goes to auction, (5) capital gains tax on investment properties. Build a 1% contingency above your calculator total.
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Last updated: 2 May 2026