Selling guide · 4 min read · Checked 21 October 2026

How to Sell a House in Victoria: Step by Step

In short

Start with a written price estimate backed by comparable sales, then choose your agent and method of sale. Your conveyancer prepares the contract and Section 32, you prepare the home, and the campaign runs under Victoria’s new price rules. Once a buyer signs, settlement usually follows 30 to 90 days later. Talk to your accountant and lender, and apply for your ATO clearance certificate, before you list.

1. Decide whether, and when, to sell

Work out what you would actually walk away with after commission, marketing, your loan and any tax, and compare that with the cost of holding. If you are also buying, decide whether to buy or sell first. If you own an investment, timing around 31 December can affect land tax, and federal tax changes from 1 July 2027 may affect capital gains.

2. Get a realistic price

Ask two or three agents for a written estimate, and ask each to show you the comparable sales behind it. The best evidence is recent sales of genuinely similar homes nearby. Be wary of the highest figure if it comes without evidence: it may be designed to win your listing rather than to sell your home.

3. Choose your agent and sign the sales authority

The sales authority is your contract with the agent. In Victoria it must include the agent’s estimated selling price, as a single figure or a range of no more than 10%, based on the three most comparable sales. It must also show the commission (in dollars if it is a percentage) and the marketing costs you have agreed.

There is no cooling-off period once you sign, so read it first. Check how long an exclusive authority lasts. If it does not say, it ends 30 days after an auction, or 60 days after signing for a private sale.

4. Choose how to sell

Auction, private sale or off-market each suit different homes and markets. Since 16 October 2026, auction and fixed-date sale reserves must be published as a single figure at least seven days before the sale, which has changed how many sellers choose.

5. Get the paperwork ready

Contract and vendor statement (Section 32): your conveyancer or solicitor prepares them. Buyers must receive the Section 32 before they sign. From 1 June 2027 it must be available earlier: within 14 days of advertising for a private sale, and at least 14 days before an auction.
Property Price Statement: your agent prepares it with the indicative price, the three most comparable sales and the suburb median. The price cannot be lower than the agent’s estimate, a written offer you rejected as too low, or a price you have said you would accept.
Due diligence checklist: your agent must make it available at every inspection and online.
ATO clearance certificate: every Australian-resident seller needs one by settlement. Apply early, as it can take up to 28 days.

6. Prepare the home and run the campaign

Fix what buyers notice first, then photograph, list and open for inspection. A typical campaign runs about four weeks. Ask for a written update each week, with buyer feedback, inspection numbers and any offers, so you can adjust early rather than drift.

7. Offers, auction day and the contract

In a private sale you can accept, counter or decline offers. Buyers usually have three clear business days to cool off after signing. At auction there is no cooling-off, and contract terms are set before the day.

The buyer pays a deposit, often 10%, which is held in trust by the agent, a conveyancer or a solicitor until settlement. In some cases it can be released to you earlier once the contract is unconditional; your conveyancer will tell you whether that applies, and the rules change from 1 July 2027.

8. Settlement

Settlement is usually 30 to 90 days after the contract is signed. You must hand the home over in the same condition as when it sold, leave the items listed in the contract, and allow the buyer a final inspection in the week before settlement. Keep it insured until then.

On the day, your conveyancer and lender complete the transfer, your loan is discharged, and adjustments for rates and other charges are made. The buyer collects the keys from the agent. Within seven days of an unconditional sale, the agent must publish the sold price.

Questions

What people ask us

How long does it take to sell a house in Victoria?

Allow a few weeks to prepare, about four weeks of campaign, and then a settlement period that is usually 30 to 90 days. From first estimate to money in the bank, two to four months is common.

Can I sell my house without an agent?

Yes. You will still need a contract and Section 32, usually prepared by a conveyancer or solicitor, and you take on the marketing, inspections and negotiation yourself.

Can I change my mind after signing with an agent?

There is no cooling-off period for a sales authority. Check its end date and termination terms before you sign.

What can an agent be fined for underquoting?

Up to $50,184 per offence in 2026–27, and a court can order the agent to forfeit their commission. Agents must base prices on comparable sales and publish auction reserves a week out.

When do I get the money from my sale?

At settlement, after your loan is paid out and costs and adjustments are deducted. The deposit can sometimes be released earlier; ask your conveyancer.

Sources

Written by Luke Fornieri, licensed estate agent, Fornieri & Azar, East and South East Melbourne. Checked 21 October 2026. General information only, not legal, tax or financial advice. Grants, duty and rules change, so check the sources or ask us about your situation.