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NSW selling costs

Real estate agent commission & fees in NSW

Commission in NSW isn't regulated. It's negotiable. In Sydney it typically falls around 1.8% to 2.5% of the sale price, averaging about 2.1%, higher across regional NSW, with marketing usually charged on top.

Written by the Real Easy research team · Reviewed for accuracy · Updated 15 August 2026
1.8% to 2.5%
Sydney commission
2.5% to 3.5%
Regional NSW
$4,500 to $10,000
Marketing (Sydney)
A couple talking fees with an agent at their kitchen table

Where your commission actually goes

The commission deducted at settlement doesn't sit in one pocket. It gets split several ways before anyone banks it, and that's part of why selling costs what it does.

The agent and the agency

The individual agent usually keeps between half and two thirds of the commission. The agency takes the rest to run the office behind them.

The franchise

In the big brand groups, franchise royalties reported around 8% to 11% of commission income plus marketing levies come off the top before anyone gets paid.

Portal advertising

Listing on the major property portals is billed to you as vendor paid advertising, on top of commission. Typically $2,000 to $10,000, and $15,000 to $20,000 for premium campaigns, usually payable even if the home doesn't sell. Ranges from published portal advertising price guides, 2026.

Running costs

Licensing, compulsory insurance around $1,200 to $2,000 a year, training and desk fees all come out of the agent's share.

GST

10% applies to commission. Always confirm whether a quoted rate includes it.

Questions to ask any agent about fees

The goal isn't the lowest number. It's a fair fee, understood completely, before you sign anything.

Is your rate GST-inclusive, and will you put the all-in percentage in writing?
A 2% quote that turns out to be 2.2% with GST is a $3,000 difference on a $1.5m sale.
Can you itemise the marketing budget line by line?
Including exactly what the portal upgrades cost, and whether you or the agency make a margin on any of those items.
If my home doesn't sell, what do I still owe?
Advertising money is usually payable regardless. Ask about withdrawal and early termination fees too.
Is your fee flat or tiered?
If the agent earns a higher percentage above a target price, understand how that shapes the price guide they recommend.
Did a referral fee apply to finding me?
If you met through a comparison site, ask what percentage of the commission goes to it and whether that affects what they'll accept.
What does the commission cover, and what's extra?
Photography, floorplans, styling, auctioneer, signboard: get the split in writing.
How long does your exclusive agreement run?
And do you owe commission if you sell after it ends to a buyer the agent introduced? Common, and worth knowing up front.

Figures are typical industry and reported ranges, compiled August 2026 from NSW Government fee schedules, franchise advisory guides and published industry data, not from agent comparison sites. Commission in NSW is negotiable and uncapped: confirm everything in your agency agreement.

Frequently asked questions

What is the average commission in NSW?
Around 1.8% to 2.5% of the sale price in Sydney and 2.5% to 3.5% in regional NSW. It's fully negotiable, which is why comparing more than one agent matters.
Is commission negotiable?
Yes. It's not set or capped by law in NSW. Your agency agreement must state the commission and itemise marketing costs, or the agent generally can't charge them.
Who pays it, and when?
You do, usually at settlement, deducted from the sale proceeds. In most agreements it's only payable if the sale completes.

We'll do the comparing for you, soon

We'll only email when it matters, starting with the day agents can pitch for your listing with their fees shown up front.

Keep reading

The cost of selling in NSW

The full ledger, from commission to the costs everyone forgets.

How to choose an agent

What to compare, what to ask, and the red flags to watch for.

What's my home worth?

Estimate, appraisal or valuation, and which one you actually need.