The Costs of Selling a Home: A Full Breakdown

The Costs of Selling a Home: A Full Breakdown

Selling your home costs more than most people expect. Between agent commissions, legal fees, marketing, and a handful of costs that tend to sneak up at the end, the total can land anywhere from $15,000 to $40,000+, depending on your property and how you approach the sale.

Knowing what’s coming and budgeting for it early makes the whole process a lot less stressful.

Here’s a breakdown of every cost you’re likely to encounter.

A Quick Intro

• The total cost of selling a home in Australia typically ranges from $15,000 to $40,000+, depending on your property value, location, and the decisions you make along the way.
• Agent commission is almost always the biggest cost, generally 1.5% to 3.5% of the final sale price.
• You’ll also need a conveyancer or solicitor to handle the legal transfer of ownership. In Queensland, this must be a licensed solicitor.
• Other costs to budget for include marketing, mortgage discharge fees, auction fees (if applicable), and property styling.
• Capital gains tax may apply if the property has been used as a rental or investment, worth discussing with your accountant before you list.

Real Estate Agent Commission

This is almost always the highest single cost. Agents in Australia charge a percentage of the final sale price, generally somewhere between 1.5% and 3.5%, though it varies by state and location. In competitive metro markets, rates can sit closer to 2%, while regional or rural areas with fewer agencies often see higher percentages.

On a $700,000 property at 2.5%, that’s $17,500 in commission alone. A few things worth knowing:

• Commission is usually deducted at settlement, not paid upfront.
• Some agents offer flat fees, but percentage-based is far more common.
• Always get the full commission structure in writing before you sign an agency agreement.

It’s also worth separating commission from marketing. Most agents charge separately for advertising, and a premium campaign can add another $3,000–$10,000+ on top.

Conveyancing and Legal Fees

You’ll need a conveyancer in Cairns to handle the legal side of the sale. In Queensland, this isn’t optional. Only licensed solicitors are authorised to provide paid conveyancing services, so you’re engaging a qualified legal professional regardless of which direction you go.

Most Queenslanders pay between $1000 and $3,500 all-in for a solicitor-led conveyance. That covers the legal fee plus disbursements, such as things like title searches, plan searches, and contaminated land certificates.

For a straightforward sale in Cairns, you’d typically sit toward the lower end of that range. More complex transactions, properties with easements, tenants in place, or disputes will cost more.

It’s also worth noting that from August 2025, all property transactions in Queensland require a seller to provide a Seller Disclosure Statement to the buyer before they sign the contract. Your conveyancing solicitor prepares this as part of their service, but it does add to the scope of work involved.

If you’re the buyer rather than the seller, you’ll want your own buyer’s conveyancer or buyer’s solicitor to review the contract and run searches on your behalf. Both sides of a transaction have their own legal costs, and they don’t overlap.

Discharge of Mortgage

If you still have a home loan, your lender will charge a discharge fee to close the mortgage at settlement. This can range from around $150 to $1,000, depending on your lender.

If you’re on a fixed-rate loan and selling before the term ends, you may also be hit with break fees. These can be significant, sometimes several thousand dollars, so it’s worth checking with your bank or broker before you list.

Marketing Costs

Marketing is where costs can vary enormously. A basic campaign might involve online listings and photography. A full campaign could include:

• Professional photography and video
• Drone footage
• Listing on realestate.com.au and Domain (premium placements cost more)
• Printed flyers and signage
• Social media advertising

Budget anywhere from $1,500 to $8,000+, depending on your market and the campaign you choose with your agent. In competitive markets, investing in a stronger campaign often pays off in a higher sale price, but it’s worth asking your agent what return they’d expect from the extra spend.

Styling and Presentation

Home staging isn’t required, but it’s increasingly common. A higher-end staging package can include consultation, furniture hire, and full interior decorating across a six-week campaign. Costs range from a few hundred dollars for a basic styling consultation through to $5,000–$10,000+ for a full professional staging.

At a minimum, most vendors invest in a deep clean, some landscaping, and minor touch-ups before photos are taken. Even small improvements to presentation can make a real difference to the final sale price.

Auction Fees

If you sell at auction, you’ll pay a separate auctioneer fee. This typically ranges from $600 to $1,000 and is generally non-refundable even if the property sells before auction day. Check with your agent whether this is bundled into their commission or charged separately – it varies.

Capital Gains Tax

This one catches some sellers off guard. If the property has been your primary residence the entire time you’ve owned it, you may be eligible for the main residence exemption, meaning no capital gains tax applies.

But if the property has been an investment or a rental at any point, you may have a CGT liability. You might be eligible for a 50% discount if you’ve owned the property for more than a year, but it’s worth discussing with your accountant before listing. CGT can significantly affect your net proceeds if you’re not prepared for it.

Ongoing Costs Until Settlement

Don’t forget you’re still on the hook for property outgoings until the sale settles. That includes council rates, water charges, and, for units or townhouses, body corporate fees.

Council rates in Queensland average around $2,000 to $5,000 per year, depending on your local council. If your property takes a few months to sell, those costs add up.

A Note on Sellers’ Conveyancing

A seller’s conveyancer role is often underestimated. Beyond the paperwork, your solicitor or conveyancer will check the contract for anything unusual, manage communications with the buyer’s representatives, and make sure the settlement goes through on time.

Given how much money is moving in a property transaction, getting the legal side right is worth the investment. A good conveyancer doesn’t just process documents; they protect your interests throughout the process.

What to Expect in Total

As a rough guide, selling a $700,000 property in Cairns might look something like this:

These are estimates. Your actual costs will depend on your property, your agent, and the decisions you make along the way.

Ready to Move Forward?

If you’re preparing to sell and want to get the legal side sorted early, our team at Cairns Conveyancing Solicitors can help.

Whether you need a solicitor in Cairns for conveyancing or have questions about how a property sale fits into a broader separation, we’re here to help you work through it.

Call us for a confidential chat.

Disclaimer: This article is intended for general informational purposes only and does not constitute legal or financial advice. For guidance tailored to your circumstances, please consult a qualified legal or financial professional.