Most homeowners know they’ll need to pay agent commissions when they sell a property, but that’s just the beginning. What many don’t realise is that selling a home comes with a long list of other costs—some expected, others not so obvious. And if you’re not prepared, they can eat into your final profit far more than you’d planned.
These hidden costs vary depending on your property type, its condition, and how you decide to market it. From pre-sale repairs to moving day expenses, understanding the full financial picture can help you make smarter decisions and avoid last-minute surprises. Whether you’re upsizing, downsizing, or simply testing the market, being informed will help you stay in control.
For those in the Macarthur region, it’s not uncommon to begin by asking, “What will it cost to sell my house Campbelltown area-wide?” The answer depends on far more than just the final sale price.
Preparing the Property for Sale
Buyers are more likely to make strong offers when a home feels clean, fresh, and well-presented. That’s why most sellers invest in at least some level of preparation—often well before the first open home.
Common pre-sale costs include:
- General maintenance: Fixing leaking taps, squeaky doors, or cracked tiles.
- Painting: Even a basic interior refresh can cost several thousand dollars depending on the size of the home.
- Gardening and landscaping: Curb appeal counts. A tidy front yard and clean outdoor areas can make a big difference.
- Professional cleaning: Window, carpet, and end-of-lease-style cleaning services are often worth the spend.
Depending on the condition of your home, preparation might cost as little as a few hundred dollars—or climb much higher if significant repairs are needed.
Marketing and Photography
Real estate marketing has come a long way, and today’s buyers expect high-quality photos, floorplans, and digital campaigns. Most agents will recommend professional photography, but it doesn’t end there. Costs may include:
- Property styling or staging
- Drone photography or video walkthroughs
- Social media or digital ad campaigns
- Signboards and printed brochures
Some agents will include these services in their commission, while others will charge them separately. Always ask what’s included and get it in writing before signing an agreement.
Real Estate Commission and Legal Fees
The agent’s commission is often the biggest selling cost and can vary based on the agency, location, and the property’s final price. In most of New South Wales, commissions are negotiable and typically fall between 1.5% and 2.5% of the sale price.
On top of that, sellers will need to engage a conveyancer or solicitor to handle the legal aspects of the sale. Legal fees usually range from $800 to $2,000, depending on complexity and service level.
Tip: Choose an agent not just based on cost, but on their local knowledge, marketing strategy, and recent sales success.
Strata and Compliance Reports
If you’re selling a unit, townhouse, or any property under a strata title, you’ll likely need to provide a current strata report. This outlines fees, planned works, and the building’s financial position—details buyers will want to know upfront.
In addition, some homes may require specific compliance certificates, particularly if modifications or additions (like decks or pools) were made. Smoke alarm compliance and pool safety certification are other common requirements.
Capital Gains Tax (CGT)
For most people selling their primary residence, Capital Gains Tax doesn’t apply. But if the property is an investment or was once used for business purposes, CGT may come into play.
It’s best to speak with an accountant before selling to understand any tax implications. They can help calculate potential liability and explore exemptions or deductions you may be entitled to.
Bridging Finance and Timing Gaps
If you’ve already purchased another property—or plan to buy before you sell—there may be a financial gap to manage. Bridging loans, extended settlements, and temporary rental accommodation can all introduce added costs.
Even if everything runs smoothly, overlapping mortgages or rent can add pressure during the transition. Budgeting for this buffer early helps reduce stress later.
Moving Costs
Once the deal is done, there’s still the move to plan. Depending on how far you’re going and how much you own, moving expenses can include:
- Removalists or truck hire
- Packing materials or services
- Storage fees if there’s a delay between properties
- Disconnecting and reconnecting utilities
Even modest moves can cost $1,000 or more—especially for families or multi-bedroom homes.
Unexpected Delays or Adjustments
Finally, it’s wise to plan for the unexpected. Deals can fall through, settlement dates can change, or additional repair requests might come up after building inspections. Setting aside a contingency fund (around 1–2% of your property’s value) gives you room to navigate any curveballs.
Selling a home involves more than just listing it and waiting for the offers. It’s a process with many moving parts—and plenty of associated expenses. Knowing what to expect means you can plan more confidently, set realistic goals, and make smarter financial decisions at every stage. When you budget properly for the hidden costs, the sale process feels less like a series of surprises and more like a strategic move forward.