One of the most common questions I hear from sellers preparing to list is: "What's this actually going to cost me?"
It's a fair question. Selling a home involves multiple costs, some obvious and some less so. And the total can catch sellers off guard if they haven't planned for it.
Let me walk you through every cost you're likely to encounter, what's negotiable, and where you can actually save money.
The main selling costs
On the Gold Coast, the typical costs you'll face when selling fall into five categories. Let's break them down:
| Cost Category | Typical Range | Notes |
|---|---|---|
| Agent Commission | 2.0–3.5% | Negotiable depending on property value & campaign scope |
| Conveyancing | $600–$1,200 | Fixed by law; shop around for best rate |
| Marketing | $1,500–$5,000 | Photography, ads, signage — varies by strategy |
| Building Inspections/Reports | $300–$800 | Optional but increasingly expected by buyers |
| Pest Inspection | $150–$400 | Often required in Queensland; often done voluntarily |
| Rates & Utilities | Variable | Prorated at settlement; covers period of ownership |
The total typically ranges from $4,000 to $10,000+ depending on your property value, marketing spend, and inspection choices. Let's look at each in detail.
1. Real Estate Agent Commission
This is usually the largest cost. Commission is typically charged as a percentage of the sale price, generally between 2.0% and 3.5% on the Gold Coast.
On a $600,000 sale at 2.2%, that's $13,200. On a $1.2 million sale, it's $26,400.
Important things to know about commission:
- It's negotiable. Commission isn't fixed by law. You can negotiate with your agent based on the property value, market conditions, and the scope of marketing. Higher-value properties often attract lower percentage rates.
- It's paid from settlement funds. You don't pay it upfront. Your agent is paid from the sale proceeds at settlement.
- It covers both sides. The agent's commission typically covers marketing, advertising, open homes, negotiations, and handling the campaign — not the buyer's agent costs, which are usually split within that percentage.
- You can request a fixed fee structure. Some agents will negotiate a flat fee or a tiered rate (e.g., 2.2% up to $1M, then 1.8% above that) if it suits your situation.
This is the one cost where you have genuine leverage to negotiate. My advice: always discuss commission before you sign the agency agreement. Different agents and different market conditions can shift this significantly.
2. Conveyancing (Legal Costs)
Conveyancing is the legal process of transferring property ownership from you to the buyer. A conveyancer or solicitor handles this, and the cost is typically $600 to $1,200 in Queensland.
What conveyancing covers:
- Preparing the contract of sale
- Lodging documents with the Land Titles Office
- Handling deposit and settlement funds
- Conducting necessary searches and title checks
- Coordinating settlement
You can shop around for conveyancing. Prices vary, so get quotes from at least two or three providers. Don't assume your agent's recommendation is the cheapest option — though they often have good relationships with reliable conveyancers.
Conveyancing is a fixed-cost service, though more complex transactions (disputes, title issues) may incur additional fees.
3. Marketing & Advertising
How much you spend on marketing depends on your strategy and property value. On the Gold Coast, typical marketing costs are:
- Photography & videography: $400–$800 (essential for modern selling)
- Online advertising: $800–$2,000 (Facebook, Instagram, realestate.com.au featured listings)
- Print advertising: $200–$500 (local newspapers, magazines)
- Signage: $200–$400 (street sign, directional signage)
- Other materials: $300–$600 (flyers, brochures, postcard campaigns)
Many agents include basic marketing (photography, signage, standard online listings) in their commission. Premium marketing (paid ads, video drones, targeted campaigns) often comes as an additional cost — typically $2,000 to $5,000.
This is an area where you should ask: What's included in the base marketing? What costs extra? On higher-value properties, investment in strong marketing often pays back multiples at sale. On lower-value properties, you might choose more modest marketing.
4. Building & Pest Inspections
These are optional but increasingly expected — especially in properties over $600,000 or for older homes.
Building Inspection: $400–$800. The buyer will often conduct one, but many sellers choose to do one before listing. This gives you transparency on any issues and allows you to set expectations upfront. In my experience, this often leads to smoother negotiations.
Pest Inspection: $150–$400. Queensland has high risk of termites, so pest inspections are common. Some sellers do this voluntarily to remove buyer hesitation. Others wait for the buyer's inspection.
My advice: On higher-value properties or those showing signs of age, a pre-listing building inspection often saves stress and negotiation difficulty later. It's a small investment upfront that can protect your sale price.
5. Council Rates & Utilities
These aren't costs you'll incur specifically for selling, but they matter at settlement. Council rates and utility bills are prorated — meaning you pay up to your settlement date, and the buyer pays from settlement onward.
Your conveyancer handles this calculation and adjustment. It's usually a small amount ($50–$200) but can be larger depending on the time of year and your property's utility usage.
How to minimise selling costs
Not all these costs are fixed. Here are practical ways to reduce what you'll pay:
- Negotiate agent commission. Even a 0.2% reduction on a $1M sale is $2,000. Don't accept the first rate quoted.
- Shop conveyancing. Get three quotes. Rates vary significantly and you'll use the service regardless.
- Bundle marketing costs. Discuss what's included in the agent's base fee. Sometimes paying a small premium upfront for comprehensive marketing avoids surprise costs later.
- Do inspections selectively. On lower-value properties in good condition, buyer-initiated inspections might be sufficient. On premium properties, a pre-listing inspection often pays for itself.
- Prepare your property well. This isn't a direct cost but it's crucial. A property in excellent presentation condition attracts more serious buyers and fewer negotiation issues — which often saves you far more than you'd spend on the inspections themselves.
Jackson's Tip
The biggest mistake sellers make is viewing costs in isolation. A $3,000 investment in quality photography and targeted advertising on a $1M property typically generates competition between buyers and a higher sale price — recovering that spend many times over. Think about costs as investments, not expenses. Ask your agent: "Will this cost come back in the sale price?" If the answer is no, reconsider it.
The bottom line: selling a home costs money, but most of these costs are either negotiable or strategic investments that pay back in a higher sale price. The key is knowing what's essential, what's negotiable, and where to push back.
If you're preparing to sell and want a clear breakdown of what your property will cost to sell, including specific recommendations based on your situation and market, I'm happy to run through it with you at no cost. That conversation alone often saves sellers thousands by identifying where to focus spend and where to cut back.