How Much Does It Cost to Sell a House in NSW? (2026 Guide)

Selling a house in New South Wales typically costs between 2.5% and 4.5% of the sale price. On a $900,000 Sydney property — a realistic mid-market benchmark — that is roughly $22,500 to $40,500 before you see the proceeds.

The biggest variable is agent commission, which in NSW ranges from around 1.5% in competitive Sydney suburbs to above 3% in regional and rural areas. This guide sets out every cost component for an NSW sale, with a worked example and honest advice on where there is room to negotiate.

For a national comparison, see the full guide to selling costs across Australia.

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The Quick Answer: Total Selling Costs in NSW

For a typical NSW residential sale, here is where costs land:

Component	Typical Range	Notes
Agent commission	1.5% – 2.8% of sale price	Sydney average ~1.84%; state average ~2.0% (estimate)
Marketing	$600 – $10,000	Metro campaign typically $3,000–$8,000
Conveyancing (seller-side)	$700 – $2,500	Average ~$1,400 in NSW
Auction fee	$400 – $1,000	If selling by auction
Optional extras	$2,650 – $9,500	Staging, inspection, mortgage discharge

Source: published industry data as at June 2026. Commission figures are estimates — sources differ; the conservative figure is used as the headline.

Quick arithmetic (standard costs only, excluding optional extras): At a $900,000 sale price with Sydney-metro commission (1.84%), mid-range marketing ($5,500) and typical conveyancing ($1,400):

• Commission: $900,000 × 1.84% = $16,560
• Marketing: $5,500
• Conveyancing: $1,400
• Subtotal: $23,460 (2.6% of sale price)

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Itemised Cost Table — Selling in NSW

Component	Typical Range	Notes
Agent commission — Sydney	1.5% – 2.5%	Sydney avg ~1.84% (estimate)
Agent commission — regional NSW	2.0% – 3.5%+	Newcastle ~2.02%, Orange ~2.74%, Broken Hill ~3.23%
Marketing — metro	$3,000 – $8,000	Premium inner-Sydney campaigns up to $10,000+
Marketing — regional	0.5–1% of price	No published dollar range; use percentage rule
Conveyancing	$700 – $2,500	Typical ~$1,400; solicitor vs conveyancer
Auction fee	$400 – $1,000	Separate from commission; sometimes included
Staging (optional)	$2,000 – $8,000	Common in competitive Sydney markets
Pre-sale building + pest (optional)	$450 – $900	Combined inspection; expected by buyers in NSW
Mortgage discharge — bank fee (optional)	$150 – $600	Typical ~$350
Mortgage discharge — registration (optional)	$100 – $200	Government land registry fee

Source: published industry data as at June 2026.

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Worked Example: $900,000 Sale in Sydney

Here is a full cost breakdown at an example sale price of $900,000 in Sydney.

Commission at Sydney metro average (1.84%): $900,000 × 1.84% = $16,560

Marketing (mid-range Sydney campaign): $5,500

Seller-side conveyancing (typical NSW): $1,400

Auction fee (if selling at auction): $700

Item	Amount
Agent commission	$16,560
Marketing	$5,500
Conveyancing	$1,400
Auction fee	$700
Subtotal (standard costs)	$24,160
Optional: staging	$4,000
Optional: building + pest inspection	$650
Optional: mortgage discharge	$550
Total (all items included)	$29,360

As a percentage of the $900,000 sale price: 2.69% (standard) to 3.26% (all items included).

Use the cost-of-selling calculator or the agent commission calculator to model your own price point.

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The Costs NSW Sellers Often Forget

Staging

Sydney's competitive market means staging is almost standard in many inner-city and Eastern Suburbs listings. Costs run $2,000 to $8,000 depending on property size. A partial package for the main living areas from around $1,000–$3,000; a full four-bedroom fit-out typically $5,000–$8,000. The rationale is that styled properties photograph better and present better at open homes.

Pre-Sale Building and Pest Inspection

In NSW, it is common (and sometimes expected) for vendors to attach a building and pest inspection report to the contract of sale. Commissioning your own upfront — before the first open home — typically costs $450 to $900 for a combined report. It removes the risk of a buyer's inspection derailing the sale after exchange.

Mortgage Discharge

If there is a home loan on the property, the bank charges a discharge fee when the mortgage is paid out at settlement — typically $150 to $600, with a typical figure around $350. The land registry also charges a fee of $100 to $200 to register the discharge of mortgage. Confirm the current NSW land registry fee with your conveyancer before settlement.

For conveyancing detail, see Conveyancing in Australia: Contract to Settlement.

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How to Reduce Selling Costs in NSW

Negotiate the commission rate. Sydney's high property values mean the dollar gap between a 1.84% and a 2.2% rate is material — on a $900,000 property that is a difference of $3,240. Getting two or three comparable quotes is the most effective lever available to sellers. Agents will generally move off their opening rate, particularly in a competitive listing environment.

Scrutinise the marketing budget. Marketing in Sydney can blow out quickly. Inner-city premium portal campaigns, video and social spend add up. Ask agents to itemise what they are proposing and whether each element is justified for the property type. A $2,500 campaign on a regional property typically covers the same essentials as an $8,000 Sydney campaign.

Consider private treaty vs auction. Auction adds the auctioneer fee and usually requires a larger vendor-paid advertising commitment. In markets where private treaty achieves comparable results, the lower marketing spend is a meaningful saving. See Auction or Private Treaty: Choosing the Right Sale Method for guidance on when each method makes sense.

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The AgentBridge Alternative in NSW

AgentBridge distributes NSW properties to a national network of 80+ buyers agents rather than listing with a single agent for a commission. The fee structure uses a distribution fee, not a commission.

For a $900,000 NSW property, the distribution fee band is $600,000–$1,500,000: 1.75% of sale price = $15,750.

Compare to the Sydney-average commission of $16,560 on the same property — a saving of $810 on the primary fee alone.

The distribution fee includes the referral share paid to the buyers agent who introduces the buyer. Marketing, conveyancing, inspection and discharge costs remain unchanged.

Item	Traditional (commission)	AgentBridge (distribution fee)
Primary fee	$16,560 (1.84% commission)	$15,750 (1.75% distribution fee)
Marketing	$5,500	$5,500
Conveyancing	$1,400	$1,400
Total	$23,460	$22,650
Difference	—	Save $810

The difference widens at higher price points where commission rates hold but the AgentBridge scale steps down. For NSW properties above $1.5M, the distribution fee drops to 1.5%, compared to commission rates that can hold at 2% or above.

AgentBridge works best for properties with a defined buyer profile — investors, interstate buyers, buyers agents already active in the NSW market — rather than owner-occupiers browsing the portals.

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Frequently Asked Questions

What is a typical real estate agent commission in NSW? Based on published industry data as at June 2026, the NSW state average is estimated at approximately 2.0%, with Sydney's metro average around 1.84%. Regional centres run higher — Newcastle approximately 2.02%, Wollongong approximately 2.09%, and rural areas like Broken Hill above 3%. These are estimates; commissions are deregulated and negotiable.

Are selling costs tax-deductible in NSW? For an investment property, selling costs including commission and conveyancing may form part of the CGT cost base calculation. For an owner-occupied principal place of residence, the main residence exemption typically applies and CGT is not payable. Your accountant can advise on your specific situation — this is a tax matter, not a property-process matter.

How much does marketing cost to sell a house in Sydney? A typical Sydney metropolitan marketing campaign runs $3,000 to $8,000, with premium inner-city campaigns reaching $10,000 or more. A useful rule of thumb is 0.5% to 1% of the property price. Regional NSW properties generally cost less to market in dollar terms.

When is selling cost paid — upfront or at settlement? Marketing is usually paid upfront or invoiced before the campaign launches. Agent commission and conveyancing fees are typically deducted from the proceeds at settlement.

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This article provides general information only. It is not financial, legal or taxation advice. All figures are sourced from published industry data as at June 2026 and are estimates. Confirm current figures with the relevant provider before relying on them.