The costs of selling a house in NSW: every cost, and when you pay it
Selling a home costs more than the agent's commission. Every cost you are likely to meet in NSW, when each one is paid, and how to keep the total down.
The costs at a glance
Selling a house in NSW usually involves agent's commission, marketing, conveyancing, any work to get the home ready, the costs of paying out your mortgage, and moving. Commission is normally the biggest single cost. Sellers in NSW do not pay stamp duty, which is the buyer's cost, and capital gains tax usually does not apply to the home you live in. Most costs come out of the sale proceeds at settlement, but a few are paid before your home sells, so it pays to plan for them.
Every cost, and when you pay it
| Cost | Usually paid | Who sets it |
|---|---|---|
| Agent's commission | At settlement, from the proceeds | Agreed with your agent in writing |
| Marketing | Often before or during the campaign | Agreed with your agent, itemised |
| Auctioneer's fee | If selling at auction | The auctioneer or agency |
| Conveyancing | Mostly at settlement | Your conveyancer or solicitor |
| Pool certificate | Before the contract is finalised | Council or a private certifier |
| Repairs, painting, cleaning | Before listing | Your tradespeople |
| Styling or furniture hire | Before listing, if you choose it | The stylist |
| Pre-sale building and pest inspection | Before listing, optional | The inspector |
| Mortgage discharge fee | At settlement | Your lender |
| Fixed-rate break costs | At settlement, if you have a fixed loan | Your lender |
| Removalists and moving | Around settlement | Your removalist |
Agent's commission
Usually a percentage of the sale price, plus GST, agreed in your agency agreement. Published averages for NSW sit at a little over 2%. It is negotiable, and it is worth comparing agents on their results as well as their rate. We cover it in detail in real estate agent commission in NSW.
Marketing
Online listings, photos, floor plans, a signboard and any printed material. In many campaigns the seller pays these separately from commission, and sometimes before the home sells, whether or not it does. Ask for an itemised quote and agree the budget before you sign.
Conveyancing
A conveyancer or solicitor prepares your contract for sale, which must be ready before your home is marketed, and handles the legal side through to settlement. OpenAgent reported in August 2026 that NSW sellers are likely to pay between about $700 and $2,500, with an average of around $1,400. The contract includes searches and certificates, such as the section 10.7 planning certificate and the sewer diagram, and these are usually part of the bill.
Getting the home ready
Cleaning, small repairs, paint and garden work usually return more than they cost. A pool or spa needs a valid pool certificate attached to the contract, and if work on your home was done without approval, a building information certificate may be needed. Both can take time, so start early. See what adds value before you sell for what is worth spending on.
Paying out your mortgage
Your lender will usually charge a discharge fee to close the loan and release the mortgage, and the amount varies by lender. If you have a fixed-rate loan, breaking it early can add break costs, which depend on rates at the time. Ask your lender for a payout figure well before settlement.
Adjustments at settlement
Council and water rates are adjusted between you and the buyer at settlement, so you pay only for the time you owned the home. If you have paid ahead, you get the difference back. Your conveyancer works these out.
Tax
- Stamp duty: paid by the buyer in NSW. Sellers do not pay it.
- Capital gains tax: the home you live in is generally exempt under the main residence rules. If the property was an investment, was rented out, or was used partly for business, capital gains tax may apply. Talk to your accountant before you sell.
- GST: charged on agent and professional fees. It does not normally apply to the sale of an existing home.
A worked example
On a home selling for $800,000 with commission at 2.2%, the commission is $17,600, plus GST of $1,760, so $19,360 in total. Add marketing, conveyancing, any preparation work and your mortgage payout costs, and you have your selling budget. Ask your agent, conveyancer and lender for their figures, and fill in the rest from the table above.
Most of this comes out of the sale proceeds at settlement. The costs to have ready in cash are marketing, if your agent bills it up front, preparation work, the pool certificate and any inspections you order before listing.
How to keep your costs down
- Get every cost in writing before you sign with an agent.
- Compare two or three agents on commission, marketing and results together.
- Spend on presentation rather than renovation right before a sale.
- Order the pool certificate and approvals early, so delays do not cost you a buyer.
- Get your mortgage payout figure early, especially if you have a fixed rate.
Want to know what your home might sell for before you add up the costs? Start with how much your house is worth in the Blue Mountains, or our suburb guides for Springwood, Katoomba and Bathurst.
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Common questions
How much does it cost to sell a house in NSW?
The main costs are agent's commission, which is usually the biggest, marketing, conveyancing, any preparation work, and the costs of paying out your mortgage. Commission alone is commonly a little over 2% of the sale price plus GST in NSW.
Do sellers pay stamp duty in NSW?
No. Transfer duty, often called stamp duty, is paid by the buyer in NSW.
Do I pay capital gains tax when I sell my home?
The home you live in is generally exempt under the main residence rules. Capital gains tax may apply if the property was an investment, was rented out, or was used for business. Ask your accountant.
How much is conveyancing when selling in NSW?
OpenAgent reported in August 2026 that NSW sellers are likely to pay between about $700 and $2,500 for conveyancing, with an average of around $1,400.
