Most owners can tell you what their home might sell for. Far fewer can tell you what it will cost to sell it. In NSW there is no standard fee, no fixed commission and no single price list, which is good news for sellers who ask questions and costly for those who do not. This guide sets out the main costs, what the rules say about them, and what to ask every agent before you sign anything. It is general information, not legal, financial or tax advice.
Key points
- Agent commission is negotiable in NSW. There is no set rate. Published estimates put it at roughly 1.8% to 2.5% of the sale price, with about 2% most common, but those are commercial estimates, not official rates.
- The agency agreement must state the agent's fees, when they are payable and an estimated selling price. You have one business day after signing to cancel it, unless you waived that right.
- Marketing and other expenses can be charged only if the agreement says so, with amounts or estimates. You can negotiate them.
- Legal and conveyancing fees, loan discharge costs and any tax are separate from the agent's fees. Ask each provider for an estimate.
- Get every cost in writing, in dollars, before you sign.
Agent commission
Commission is the agent's fee for selling your home, and under the NSW rules it is negotiable. The Government's guidance says some commissions vary with the sale price, and it suggests comparing agents and asking for a printed list of fees and expenses.
One commercial guide, dated September 2026, puts typical NSW commission at 1.8% to 2.5% of the final sale price, with about 2% the most common. It is a market estimate, not an official figure, and the page does not say how it was calculated. For the Central Coast, one comparison site lists an average of 1.99%, with no method or period stated. I would treat both as a rough guide to ask questions with, not a number to expect.
A simple example shows why small differences matter. On a sale at $1,000,000, a commission of 2% is $20,000, and every 0.25 of a percentage point is $2,500. That is for illustration only. It is not a price estimate for any home.
When commission is payable
Commission is usually payable only if the home sells. The agreement must say when the agent is entitled to be paid, and it must warn you if commission is payable even when a sale does not complete. Read that clause closely. If it is unclear, ask for it to be explained in plain words before you sign.
Marketing and advertising costs
If your agreement says so, the agent can ask you to pay for advertising, auctioneer fees, cleaning, decorating or landscaping. The agreement must state amounts or estimates, and you can negotiate them.
Published estimates vary. One commercial guide lists marketing and photography at $2,000 to $8,000, and notes that no NSW survey publishes these figures. It also says such costs are payable whether or not the home sells, which is a good reason to check your own agreement rather than assume. Ask exactly what is included, who pays if the home does not sell, and whether any cost can be refunded or reduced.
Legal and conveyancing costs
Before you advertise, you need a contract of sale prepared by a lawyer or a licensed conveyancer. You must disclose known issues such as defects and encumbrances, and supply the required certificates, for example for a swimming pool. Fees vary between providers and usually include disbursements such as searches, certificates and registration. The Government's advice is to ask for an itemised statement of likely costs first.
One published guide, updated June 2026 and aimed at the NSW metropolitan market, lists licensed conveyancers at $1,000 to $3,000, solicitors at $1,500 to $3,200 or more, and disbursements at $300 to $800. It is not specific to sellers, so use it only to judge whether a quote looks reasonable.
Your mortgage: discharge and break costs
If you have a loan, you may pay discharge, settlement and government fees when you repay it on sale. One lender lists these at $150 to $600. A fixed-rate loan can also carry a break fee for ending it early. MoneySmart says that fee may be very high, and that it usually grows the more rates have fallen since you fixed. Ask your lender for an indicative payout figure in writing before you list.
Tax
Selling your own home is generally free of capital gains tax if it has been your main residence, but there are conditions, for example if the property was ever rented out or used to earn income. I cannot give tax advice. Check the Australian Taxation Office website or speak to a tax adviser before you decide.
Auction or private sale
The costs differ a little. An auction may involve auctioneer fees and extra advertising, both of which must appear in the agreement. At an auction there is no cooling-off period, and the winning bidder pays a deposit on the spot, usually 10%. In a private sale, buyers of residential property generally get a five-day cooling-off period, which is a buyer's right and not a seller's cost. I cover the trade-offs in Private Sale, Auction or Off-Market, and why auctions are losing their grip on the Central Coast.
Underquoting rules are changing
NSW has passed new underquoting laws, and they start in stages. Higher maximum court penalties, up to $110,000 or three times the commission, began on 29 June 2026. The price or price guide rule for advertising and the Statement of Information have no confirmed start date. The Government says towards the end of 2026, and some industry commentary says about November 2026 and February 2027. Treat those as estimates, start dates still to be confirmed. I will update this article when they are announced.
Questions to ask every agent before you sign
- What is your commission as a percentage, and in dollars at the price you are recommending?
- Does it change with the sale price, and if so, how?
- Which marketing costs are included, which are extra, and who pays if the home does not sell?
- What is the estimated selling price, and what recent sales support it?
- When exactly is commission payable, and is it ever payable without a completed sale?
- Can I have the whole agreement before the day I sign it, so I can read it first?
Questions sellers ask
Can I negotiate the commission?
Yes. The Government's guidance says commission is negotiable. Ask for the figure in dollars and compare it across agents, along with what each one includes.
Do I pay marketing costs if the home does not sell?
It depends on your agreement, which must state the amounts or estimates. Ask the question directly and get the answer in writing.
Can I change my mind after signing the agreement?
The agreement has a cooling-off period of one business day after signing. You give written notice. You can only waive it if the agent gave you the unsigned agreement and the waiver form at least one business day earlier.
How I approach it
I spent more than 20 years in sales and negotiation before moving into residential real estate in January 2026. In any negotiation I want the other side to know exactly what they are agreeing to. So I put fees and expenses in writing, in dollars as well as percentages, at the price I am recommending, before you sign. A Farrer appraisal is free and carries no obligation.
Sources and dates (figures at 12 October 2026)
NSW Government, agency agreements, updated 8 July 2026; changes to property and stock agents laws; price estimation and underquoting; underquoting guidance; new underquoting laws, 24 June 2026; selling a property; conveyancing; buying at auction. Commercial estimates, not official: YourPropertyGuide, NSW commission, September 2026; OpenAgent, Central Coast, September 2026; Mozo, conveyancing, 17 June 2026; ANZ, typical home loan costs; MoneySmart, break fee. For tax, see the Australian Taxation Office.
Selling costs are easier to manage when you know them early. You can request a free appraisal, read how to choose a real estate agent on the Central Coast, or see why the highest appraisal is not always the best advice. The Central Coast suburb reports give local context for each suburb, and the best time to sell looks at timing.
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