Selling costs money before it makes any. Agent commission is the largest line and the one people expect; the marketing campaign is the one that surprises them, because in Australia the vendor usually pays for it up front.
Commission is negotiated between you and the agency, and it varies by state, by suburb and by the price of the property. It is normally quoted as a percentage of the sale price and — this is the part that differs from most other countries — it is quoted GST-inclusive, so the figure you agree is the figure you pay.
Some agencies offer a tiered or incentive structure, where a higher rate applies above an agreed price. Whether that is worth it depends on how the agreed price compares with what the property would achieve anyway, which is a question worth asking directly.
A vendor-paid advertising campaign — photography, floor plans, portal listings, signboards, brochures and sometimes styling — is standard practice and is normally invoiced to you, often before the first open. It is not part of the commission and it is not contingent on the property selling.
Ask for the campaign as an itemised quote rather than a single number, and ask what each item is expected to do. It is your money and it is spent whether or not the home sells.
Estimate what you would keep Put in a price, your mortgage and the costs you expect, and see the net figure. Commission is treated as GST-inclusive, the way it is quoted. Estimate net proceeds
A conveyancer or solicitor prepares the contract and the disclosure documents your state requires, and handles settlement. What those documents are called and what must be in them differs by state — a section 32 statement in Victoria, a seller disclosure statement in Queensland, a Form 1 in South Australia, prescribed documents attached to the contract in New South Wales — so this is one to get local advice on rather than a national answer.
Stamp duty is the buyer's cost, not yours. If the property is an investment rather than your home, a capital gains position may apply to you — ask your accountant before you sign anything, not after.
The useful figure is not the total cost. It is what you would have left, which is the sale price less the mortgage and less all of the above. Estimating it early is what tells you whether the plan works.
Communities.com.au