Real Estate Agent Fees and Commission in NSW (2026 Guide)
If you are preparing to sell a property in New South Wales, one of the first numbers you will want to understand is how much a real estate agent is likely to charge. Commission in NSW is deregulated — there is no government-set rate — so what you pay is a matter of negotiation between you and the agent. This guide explains how commission works in NSW, what the market data shows about typical rates, what that fee does and does not cover, and what your options are.
For a national comparison across all eight states and territories, see our state-by-state guide to real estate agent fees in Australia.
How commission works in NSW
A listing agent in NSW is generally paid a commission: a percentage of the property's sale price, collected at settlement. The agent earns nothing if the property does not sell, which aligns their incentive with a successful outcome.
Under the Property and Stock Agents Act 2002 (NSW), agent fees must be disclosed to the vendor in writing before a contract is signed. The commission rate, how it is calculated, and any marketing or other fees must all appear in the agency agreement. There is no legislated maximum — the rate is whatever you and the agent agree.
Commission in NSW is:
- Deregulated — the government does not set or cap rates
- Negotiable — the quoted rate is rarely the final rate
- Calculated as a percentage of the sale price — so a higher sale price produces a higher fee in dollar terms
- Paid at settlement — not upfront, and not at all if the property does not sell
Some agents quote a flat fee rather than a percentage, particularly at the lower end of the market. The percentage model is the dominant structure for residential property in NSW.
Average commission rates in NSW
Based on published industry data as at June 2026, the typical agent commission in NSW falls in the following range. These figures are market observations, not regulated rates; sources disagree somewhat on the exact averages, so ranges are the more reliable guide.
| Measure | Rate |
|---|---|
| State average | ~2.0% |
| Typical range | 1.5% – 2.8% |
| Sydney metro average | ~1.84% |
The lower end of the range (1.5%) is most commonly seen in competitive inner-Sydney markets where agents are winning mandates on volume. The higher end (2.8% and above) is more typical in regional NSW — for example, towns like Orange (around 2.74%) or Broken Hill (around 3.23%) where the agent pool is smaller and campaigns run longer. These are illustrative figures from published sources; always confirm with agents in your specific area.
These figures are estimates drawn from multiple industry sources. Commission rates in any individual transaction depend on the property, the market, the agent's assessment of their own workload, and your negotiating position.
Worked example — $900,000 sale price
To put the percentages in context, here is how commission translates to dollar cost at an example sale price of $900,000 (chosen as a broadly representative NSW median-range figure — your property may differ significantly).
| Rate | Commission cost |
|---|---|
| 1.5% (low end) | $13,500 |
| 2.0% (state average estimate) | $18,000 |
| 1.84% (Sydney metro average estimate) | $16,560 |
| 2.8% (high end) | $25,200 |
The difference between the low end and the high end on a $900,000 sale is $11,700. That gap is one reason why understanding and negotiating the rate matters.
Use the agent commission calculator to run the numbers at your own sale price.
What commission does and does not cover
Agent commission typically covers the agent's time and service for the campaign: conducting appraisals and opens, preparing and presenting offers, negotiating with buyers, managing the contract process through to exchange, and liaising with your solicitor through to settlement.
What commission generally does not cover:
- Marketing and advertising — in most cases this is a separate, upfront cost. A standard residential marketing campaign in NSW runs approximately $600–$10,000 depending on the price point, the suburb and the media mix. Expect to budget around 0.5–1% of the property price as a rule of thumb. A $900,000 property might attract a marketing spend of $4,500–$9,000 for a well-resourced campaign.
- Auctioneer's fee — if you sell by auction and need a separate licensed auctioneer, the fee is typically $400–$1,000 on top of commission in NSW. Many listing agents hold an auctioneer's licence themselves, in which case no separate fee applies.
- Conveyancing — your solicitor or conveyancer prepares the contract, handles settlement and discharges any mortgage. Seller-side conveyancing in NSW typically costs $700–$2,500, with around $1,400 being a common mid-range figure.
For a full breakdown of selling costs beyond commission, see our cost of selling a house in NSW guide. You can also model all costs at once with the cost of selling calculator.
Other selling costs in brief
Beyond commission and marketing, sellers in NSW commonly incur:
- Conveyancing and legal fees: $700–$2,500 (typical ~$1,400)
- Building and pest inspection (pre-sale, optional): $450–$900
- Home staging (optional): $2,000–$8,000
- Mortgage discharge fee (if applicable): bank fee $150–$600 plus government registration ~$100–$200
These figures are based on published industry data as at June 2026.
Negotiating the rate
Commission in NSW is negotiable, and most experienced agents expect vendors to raise it. A few practical points:
Leverage what you have. A property that is expected to sell quickly, requires minimal marketing, or is in a high-demand suburb gives you a stronger negotiating position. An agent who values the listing highly will often move on price to secure the mandate.
Compare at least two or three agents. Appraisals are free. Getting multiple agents in front of you not only gives you comparable rate quotes but also tells you how each agent thinks about your property, their target buyer pool and their campaign strategy. The cheapest commission is not always the best outcome — a stronger campaign with a modestly higher commission might net you a better sale price.
Understand what is included. Make sure you know whether the quoted commission includes GST (it should), and whether the marketing budget is separate or bundled. Agents who quote a low commission but charge aggressively on marketing costs can end up costing as much as or more than a higher-commission agent.
Put it in writing. The agency agreement must disclose the commission rate before you sign. Read it carefully.
The AgentBridge alternative
A traditional agent works for one vendor at a time, marketing your property to whoever happens to inquire through portals and opens. A different model exists for sellers who want broader exposure.
AgentBridge is a property distribution business. Rather than engaging a single listing agent and paying their commission, you engage AgentBridge to distribute your property to a national network of 80+ buyers agents simultaneously. Those buyers agents each bring qualified, pre-approved buyer clients — the network effect creates competitive tension that a single-agent campaign rarely matches.
On a $900,000 sale, a traditional agent commission at the NSW average of 2.0% costs $18,000. AgentBridge's distribution fee for the same property — which falls in the $600,000–$1,500,000 band — is 1.75% of the sale price, or $15,750. That is a difference of $2,250 on a single transaction, while distributing to a far broader buyer audience. The distribution fee includes the referral share paid to the buyers agent from the collected fee — there is no additional cost to the seller.
That contrast — a listing agent's commission versus our distribution fee — is one reason sellers on larger or more complex properties increasingly consider the distribution model.
To see how the model works, read how property distribution works for sellers and developers.
Frequently asked questions
Is agent commission regulated in NSW?
No. Commission rates in NSW are fully deregulated. There is no government minimum, maximum or set rate. The agent must disclose their fee in the agency agreement before you sign, and the rate is negotiated between vendor and agent.
What is the average real estate agent commission in NSW?
Based on published industry data as at June 2026, the state average is approximately 2.0%, with a typical range of 1.5%–2.8%. Sydney metro averages sit around 1.84%. These are market observations, not regulated rates, and actual commission will depend on your property and negotiation.
Does commission include marketing costs?
Usually not. Marketing and advertising — portal listings, photography, floorplans, signboard, copywriting — are typically charged separately and billed upfront, regardless of whether the property sells. Confirm the exact scope with your agent before signing.
Can I negotiate the commission rate?
Yes. Commission in NSW is negotiable. Most agents expect the discussion and will often move from their initial quote, particularly if the property is in a competitive suburb or is expected to transact quickly. Compare rates and inclusions from at least two or three agents before committing.
General information only — not financial, legal or taxation advice. Commission rates are market observations from published industry sources as at June 2026, not regulated rates. Confirm current figures directly with agents in your area.
Reach 80+ buyers agents at once
AgentBridge distributes your property to a national network of buyers agents simultaneously, for less than a traditional agent.