How to Sell a House in Australia — Step-by-Step Guide (2026)

Updated

How to Sell a House in Australia — Step-by-Step Guide (2026)

Selling a property in Australia follows a well-defined legal process. Understanding each step — and the decisions you need to make along the way — helps you achieve the best result and avoid costly mistakes.

Step 1 — Engage a Conveyancer or Solicitor (Before Anything Else)

Before you appoint a real estate agent, engage a conveyancer or solicitor. In most Australian states, the vendor (seller) must prepare a Contract of Sale before the property can be marketed. Your conveyancer:

  • Prepares the contract (including Section 32 / vendor’s statement in VIC; contract + Section 10.7 certificate in NSW)
  • Conducts title searches to confirm what is on the title
  • Advises on the property’s legal obligations
  • Manages the settlement process

Cost: $1,000–$2,500.

Step 2 — Prepare the Property

Repairs and presentation:

  • Address obvious defects — fresh paint, garden tidy, minor repairs
  • First impressions significantly affect perceived value and auction results

Building and pest inspection (optional pre-sale):

  • Some vendors obtain their own building and pest report to provide transparency to buyers
  • Can reduce the chance of post-exchange negotiations or fall-throughs
  • May not be required or expected in all markets

Professional styling (home staging):

  • Optional but shown to improve sale prices in competitive markets
  • Cost: $2,000–$10,000 depending on scope (furniture hire, soft furnishings, minor decorating)

Step 3 — Research and Appoint a Real Estate Agent

Research agents:

  • Review recent sales in your suburb — which agents sell properties like yours?
  • Compare agent reviews and clearance rates (for auction markets)
  • Interview at least 2–3 agents before signing

Questions to ask agents:

  • What is your recommended method of sale (private treaty or auction)?
  • What is your commission rate and what does it include?
  • What marketing do you recommend and at what cost?
  • What is your assessment of the likely selling price?

Agency agreement: A formal agreement sets out the commission, marketing spend, listing period, and exclusive arrangement terms. Read it carefully before signing — termination clauses matter.

Step 4 — Choose the Method of Sale

Private treaty (private sale):

  • Property listed with an asking price (or price range)
  • Buyers negotiate with the agent; vendor accepts or counter-offers
  • Most common in most Australian markets
  • Cooling-off period applies (typically 2–5 business days depending on state)

Auction:

  • Property listed for a fixed campaign period (typically 4–6 weeks)
  • Sold unconditionally to the highest bidder at or above the reserve price
  • No cooling-off period — unconditional from the fall of the hammer
  • Dominant in Sydney and Melbourne (typically 50–70% of sales in hot markets)

See Private Sale vs Selling at Auction — Which Gets a Better Price? for a full comparison.

Step 5 — Market the Property

Standard marketing package:

  • Professional photography (standard)
  • Listing on realestate.com.au and Domain (the two main portals)
  • Signage (street sign)
  • Open for inspection program

Premium marketing:

  • Vendor-paid advertising upgrades on the portals (higher visibility; significant uplift in views)
  • Editorial or feature placement
  • Social media campaigns
  • Print advertising (suburbs where print readership remains strong)

Marketing cost: Varies widely — basic $3,000–$6,000; premium campaigns $8,000–$20,000+. Marketing is typically vendor-paid (separate from commission) though some agents include a basic package.

Step 6 — Receive and Negotiate Offers

Private treaty: Buyers submit offers through the agent. The agent presents these to you. You accept, reject, or counter. Once both parties sign the contract and the deposit is paid, exchange occurs.

Auction: Bidders compete. The highest bid above the reserve wins unconditionally. If the reserve is not met, the agent may negotiate with the highest bidder immediately after the auction passes in.

Deposit: Buyers typically pay a 10% deposit at exchange (can be negotiated; some buyers pay 5%).

Step 7 — Exchange of Contracts

Exchange occurs when both vendor and buyer have signed the contract (and initialled any changes) and the deposit is paid.

  • Private treaty: Cooling-off period applies (buyer can withdraw with a small penalty — typically 0.25% of price in NSW)
  • Auction: No cooling-off — unconditional from exchange

Once exchange occurs, the settlement date is set (typically 30–90 days after exchange).

Step 8 — Settlement

Settlement is the completion of the sale. Your conveyancer coordinates:

  • Mortgage discharge (if you have a loan — your lender releases the title)
  • Transfer of title to the buyer’s name
  • Distribution of funds: mortgage payout → agent’s commission → your net proceeds

You receive the net proceeds (sale price minus mortgage payout, agent commission, conveyancing fees, and any adjustments).

See What to Expect on Settlement Day as a Seller for detail.

Step 9 — Post-Settlement

  • CGT: If selling your main residence you have lived in continuously, the main residence CGT exemption applies (no tax payable). If investment property or partial use as main residence, CGT may apply. See Main Residence CGT Exemption.
  • Rate adjustments: Council rates and water rates are adjusted at settlement — you pay your portion up to settlement date.
  • Utilities: Cancel or transfer utilities from settlement date.

Frequently Asked Questions

Do I have to sell through an agent?

No — private sale without an agent is legal in all Australian states. See Selling Without a Real Estate Agent for what this involves.

How long does the selling process take?

From listing to settlement: typically 8–16 weeks. Auction campaigns are 4–6 weeks; plus 30–42 days to settlement. Private treaty can be faster or slower depending on buyer negotiations and settlement terms agreed.

What if the buyer pulls out after exchange?

In a private treaty sale with a cooling-off period, the buyer can withdraw during the cooling-off period (forfeiting the penalty deposit). After the cooling-off period, the buyer is legally bound. If they default (fail to settle), the vendor can retain the deposit and pursue additional damages.

This article provides general information about selling property in Australia. Processes and timelines vary by state. Engage a licensed real estate agent and conveyancer for your specific sale. Find a conveyancer through MoneySmart.