How to Sell Property in Australia: The Complete Vendor Guide (2026)

Whether you are selling your family home, upgrading, downsizing, or offloading an investment property, understanding the selling process is critical to achieving the best possible result. Sellers who are well-prepared consistently achieve higher sale prices, faster sales, and fewer complications at settlement. If you are weighing up whether now is the right time, our analysis of the best time to sell a house in Australia covers seasonal trends and market indicators to help you decide.

This guide covers the entire selling process from start to finish, with specific information for vendors in every Australian state and territory.

Step-by-Step: How to Sell Property in Australia

Auction vs Private Treaty: Which Is Right for You?

The choice between auction and private treaty is one of the most important decisions you will make as a vendor. Each method has distinct advantages and risks.

When Auction Works Best

• High buyer demand: Auctions thrive when multiple buyers are competing. If your property is in a sought-after location with limited stock, auction can drive the price well above your reserve.
• Unique or hard-to-price properties: Properties with unusual features, prime locations, or significant land value can be difficult to price accurately. Auction lets the market determine the value.
• Defined timeline: Auctions create urgency with a fixed date, typically 4 weeks after listing. This concentrates buyer activity and avoids prolonged negotiations.
• Unconditional sale: Auction contracts are unconditional from the fall of the hammer — no cooling-off period, no finance clauses, no building inspection conditions. This provides certainty for the vendor.

When Private Treaty Works Best

• Slower markets or niche properties: In buyer's markets or for properties appealing to a smaller pool of buyers, private treaty allows more time to find the right buyer at the right price.
• Buyer demographic prefers conditions: First home buyers and investors often need finance and inspection conditions. Private treaty accommodates conditional offers, widening your buyer pool.
• Price sensitivity: Setting a clear asking price can attract buyers who might not attend an auction due to uncertainty about the likely sale price.
• Lower marketing costs: Private treaty campaigns can be shorter and less expensive than a full auction campaign.

Vendor Disclosure Obligations

As a vendor, you have legal obligations to disclose certain information about the property. Failing to meet these obligations can allow the buyer to rescind the contract, sue for damages, or delay settlement.

• Victoria: You must provide a Section 32 Vendor Statement before the buyer signs the contract. This includes the title details, planning information, outgoings, owner-builder warranty insurance, and more.
• NSW: The contract of sale must include prescribed annexures — a zoning certificate (Section 10.7), title search, drainage diagram, and other documents. Vendors must also disclose any known material defects.
• Queensland: Vendors must disclose neighbourhood disputes, provide a pool safety certificate (if applicable), and include a disclosure statement for community title properties.
• South Australia: Form 1 (Vendor Statement) must be provided before the contract is signed, covering title, encumbrances, zoning, rates, and other prescribed information.
• Western Australia: WA has no mandatory vendor disclosure regime, but vendors must not engage in misleading or deceptive conduct. Silence on known defects can still create legal liability.
• Tasmania, ACT, NT: Each jurisdiction has its own disclosure requirements. Your conveyancer will advise on the specific documents and information you must provide in your state.

Engage your conveyancer or solicitor as early as possible — ideally before appointing an agent. Preparing disclosure documents can take 1 to 3 weeks, and your property cannot be legally marketed in some states until these documents are ready.

Setting the Right Price

Pricing is the single most influential factor in how quickly your property sells and the final sale price you achieve. Get it wrong, and you risk a stale listing that ultimately sells below market value.

• Overpricing risks: Properties listed significantly above market value attract fewer inspections, receive fewer offers, and often undergo multiple price reductions — which signals desperation to buyers. Research shows that properties reduced after 30+ days on market typically sell for less than they would have if priced correctly from the start.
• Underpricing risks: While an aggressive price can generate strong interest and multiple offers, setting the price too low can lead to a sale below true market value — particularly in private treaty where there is less competitive pressure than auction.
• The data-driven approach: Base your price guide or asking price on recent comparable sales — properties of similar size, condition, and location that sold in the last 3 to 6 months. Adjust for differences in features, condition, and market movement since those sales.

Costs of Selling a Property

Selling is not free. Understanding the costs involved helps you calculate your net proceeds accurately.

• Agent commission: 1.5% to 3.0% of the sale price (plus GST in most states). On a $800,000 sale, that is $12,000 to $24,000.
• Marketing costs: $3,000 to $10,000+ for photography, online listings, signage, and print advertising. Usually paid upfront.
• Conveyancing fees: $800 to $2,000 for preparing disclosure documents and managing the legal side of the sale.
• Auctioneer fee (if applicable): $400 to $1,000, sometimes included in the agent's commission.
• Styling and presentation: $2,000 to $8,000+ for professional staging. Free if you present the property yourself.
• Minor repairs and maintenance: Variable, but budget $500 to $5,000 for painting, cleaning, garden work, and fixing minor defects.
• Mortgage discharge fee: $150 to $400 if you have an existing mortgage on the property.
• Capital gains tax (if applicable): If the property is not your principal place of residence, you may be liable for CGT on any profit. See the section below.

Capital Gains Tax Implications

If the property you are selling is your principal place of residence (your main home), the sale is generally exempt from capital gains tax (CGT) under the main residence exemption. However, there are important exceptions and nuances:

• Investment properties: Any capital gain on an investment property is assessable income. The gain is the sale price minus the cost base (purchase price plus eligible costs such as stamp duty, legal fees, and capital improvements).
• 50% CGT discount: If you have owned the property for more than 12 months, you are eligible for a 50% discount on the capital gain. This means only half the gain is added to your taxable income.
• Partial exemptions: If you lived in the property for part of the ownership period and rented it out for part, a partial main residence exemption may apply. The calculation is based on the proportion of time it was your main residence.
• The 6-year absence rule: If you move out of your main residence and rent it out, you can continue to treat it as your main residence for CGT purposes for up to 6 years, provided you do not claim another property as your main residence during that period.
• Foreign residents: Non-residents of Australia for tax purposes are not eligible for the main residence CGT exemption on sales after 30 June 2020 (with limited exceptions). The 50% CGT discount also does not apply to foreign residents.

Always consult a qualified tax accountant before selling an investment property or a property with a partial main residence exemption. The CGT implications can significantly affect your net sale proceeds.

Tips for Maximising Your Sale Price

• Present the property at its best. Declutter ruthlessly, deep clean, and consider professional staging. Buyers pay more for properties that feel move-in ready. Not sure whether to renovate first? Read our guide on renovating before vs after buying to understand which improvements actually add value.
• Fix the small things. Chipped paint, stained carpets, dripping taps, and overgrown gardens cost very little to address but can significantly affect buyer perception and offers.
• Price it right from day one. Overpriced properties sit on the market and ultimately sell for less. Start with a competitive price based on comparable sales data.
• Invest in quality photography. The vast majority of buyers start their search online. Professional photos with good lighting and composition generate more clicks, more inspections, and more offers.
• Be flexible with inspections. The more buyers who see your property, the higher the chance of a competitive offer. Accommodate weekday and evening inspections where possible.
• Review the due diligence checklist — understanding what buyers investigate helps you prepare for their questions and resolve potential issues before they derail a sale.

Related Guides

• Property Due Diligence Checklist — Understand what buyers are investigating so you can prepare your property and documents accordingly.
• First Home Buyer Guide — If you are selling to buy your next home, this guide covers the buying process from start to finish.
• Cooling-Off Periods Explained — A detailed breakdown of cooling-off rights by state, relevant to both buyers and vendors.
• What Is Exchange of Contracts? — A plain-English explanation of what happens when buyer and vendor sign, and the legal obligations it creates.