How Much Does It Cost to Sell a House in Victoria? (2026 Guide)

The Short Answer (2026 Update)

In 2026, selling a property in Melbourne’s East or South East typically costs between 2.0% and 3.5% of the final sale price. On a median $1,000,000 home in Forest Hill, you should budget approximately $25,000 to $35,000 for the total campaign. This figure covers your three main expenses: Agent Commissions, Marketing (VPA), and Property Preparation.

Agent Commissions: What is "Fair"?

Commission is the fee paid to the agency for successfully selling your home. It is almost always a "success fee"—if we don't sell, you don't pay.

• The Average Rate: In Victoria, commissions generally sit between 1.6% and 2.5% (plus GST).
• Why the variance?
• Lower Fees (1.6% - 1.9%): Often found on high-turnover assets, like a standard investment unit in South Yarra where buyers are plentiful.
• Higher Fees (2.0% - 2.5%): Common for unique family homes in Vermont South or Brighton, where the agent must work harder to find an emotional buyer and negotiate a premium.
• Performance Bonuses: A smart way to structure fees in 2026 is a "tiered" commission.
• Example: 1.8% base rate, jumping to 2.5% only if the agent secures a price above $1.2M. This aligns the agent's hunger with your bank balance.

Director's Tip: "Focus on the 'Net Result,' not the 'Gross Fee.' An agent charging $5,000 more who secures you a sale price $50,000 higher has actually put $45,000 extra in your pocket. Cheap agents are often the most expensive choice." — Luke Fornieri

Marketing (VPA): Investing in the Result

"Vendor Paid Advertising" (VPA) is what puts your home in front of buyers. In 2026, you cannot just put a sign up and hope.

• **The Big Portals: 80% of your budget goes to https://www.google.com/search?q=Realestate.com.au and Domain. You must have a "Premiere" or "Platinum" listing to appear at the top of search results in competitive suburbs like Glen Waverley**.
• Digital & Social: Retargeting campaigns (ads that follow buyers around Instagram/Facebook) are now standard for homes in Pakenham and Officer.
• Typical Budgets:
• Investment Unit: $3,500 – $4,500.
• Family Home (Middle Ring): $6,000 – $8,000.
• Prestige Home (Toorak/Portsea): $12,000+ (Includes twilight videography and international reach).

"Hidden" Costs You Must Budget For

These are often overlooked but are critical for a top result.

• Styling & Staging: Empty homes feel smaller. Staging a 4-bedroom home in Blackburn South typically costs $3,500 – $5,000 for a 6-week campaign.
• ROI: Data suggests styled homes sell 12 days faster in the East.
• Auctioneer Fee: $600 – $1,000. A specialist auctioneer is worth their weight in gold during a slow bidding start.
• Conveyancing (Section 32): You cannot launch without a contract. Budget $1,100 – $1,800 for your legal preparation.
• Discharge of Mortgage: Your bank will charge a small fee ($300-$500) to release the title.

The "Real World" Calculator

Here is an estimated breakdown for selling a $1,200,000 home in Mordialloc in 2026.

FAQ: Common Questions

Q: Are agent commissions negotiable?

Yes, everything is negotiable. However, be wary of the "cheapest" agent. If an agent gives away their own money instantly (by dropping their fee), how well will they protect your money during a negotiation with a buyer?

Q: Do I pay marketing if the house doesn't sell?

Typically, yes. Marketing is a hard cost paid to third parties (like REA Group). However, at Fornieri & Azar, we often offer "No Sale, No Charge" marketing packages for select properties to lower your risk.

Q: Is styling really necessary in a hot market?

In a hot market, styling is what pushes a price from "good" to "record-breaking." In a slower market (like we saw in late 2025), styling is what gets you sold at all. In premium suburbs like Malvern East, it is practically mandatory.