How to sell your property in NSW

Selling a home is a big deal—financially, emotionally, and logistically. Whether you’re upsizing, downsizing, or moving on for a fresh start, getting it right can make a huge difference to your final sale price and experience. The NSW property market moves fast, and with real estate fees, legal requirements, and marketing strategies to consider, it’s important to go in with a solid game plan.

Real estate agent fees and costs

One of the biggest considerations when selling a home is cost. Real estate agent fees in NSW typically range from 1.5% to 3.5% of the sale price, but this varies depending on your location, property value, and the agent you choose. You can use our Commissions Calculator to see what the average commission rate in your suburb is.

In addition to commission, budget for marketing, conveyancing, professional staging, and government fees like stamp duty (for buyers) and capital gains tax (for investors). You can use our property selling costs calculator to get an estimate of the costs involved.

Read the full guide on how to find the right agent to sell your home.

Choosing the right method of sale

In NSW, properties are usually sold through auction or private treaty (sale by negotiation). Auctions create urgency and competition, which can push the price higher—especially in high-demand areas like inner-city Sydney or the Inner West. Private treaty sales, on the other hand, offer more flexibility and control over the price and conditions. The best method depends on market trends, property type, and your personal selling goals.

Preparing your home for sale

First impressions matter. In a competitive market, well-presented homes attract more buyers and better offers. Consider small upgrades like fresh paint, minor repairs, and decluttering to maximise appeal. Professional photography and home staging can also make a big difference in how your property stands out online.

Read the full guide on how to prepare your property for sale.

Setting the right sale price

One of the most important decisions to make when it comes to selling is how to price your property for the best result. You can start to get an idea of what your property is worth by seeing recent property sales in your suburb and getting a property value estimate online.

It’s important that you work with your real estate agent to determine a competitive asking price if you’re selling through private treaty, or a reasonable reserve price if you’re selling through auction. A price that's too high can deter buyers, while the right pricing strategy can attract strong interest and lead to better offers. Striking the right balance is key.

Putting together a marketing strategy

Next, work with your agent to develop a marketing strategy. The cost for marketing your property will depend on factors such as your location and the price bracket your property is in.

Your marketing strategy may include:

• Photography and video
• Floor plans
• Online and print property listing
• Online and print advertising
• ‘For Sale’ signboard
• Open homes and private inspections

Legalities and contracts

Selling a home in NSW comes with legal obligations. In terms of forms and documents required, you’ll need a contract of sale prepared by a conveyancer or solicitor before you list. If your home is an investment property, you may also need to factor in capital gains tax (CGT).

Cooling-off period in NSW

The cooling-off period when selling property through private treaty is usually 5 business days. It starts when you exchange contracts and ends 5 business days later at 5pm. During this time, the buyer can change their mind.

However, the cooling-off period can be extended or reduced as long as all parties agree. Buyers can waive the cooling-off period with a 66W certificate.

Properties sold at auction or on the same day as auction don’t have a cooling-off period.

Standard settlement period in NSW

According to NSW Fair Trading, after an offer is accepted, settlement usually takes around six weeks.

Read more on settlement and how to negotiate a settlement date.

Take the guesswork out of selling in NSW with tools that help you estimate costs and agent commissions. Our calculators offer personalised insights so you can plan with confidence.

Selling a tenanted property in NSW

Landlords in NSW are allowed to sell tenanted property. If you want to terminate your tenant, you have to provide a termination notice and be able to prove that you are selling the property. If you’re required to give evidence, supporting documents can come in the form of a contract of sale, agency agreement or written statement from a solicitor or conveyancer.

You must give your tenant at least 30, 60 or 90 days notice depending on whether you’re in a fixed-term agreement or periodic agreement, and whether the property has been sold. Refer to NSW Fair Trading guidelines on the minimum notice periods for ending a residential tenancy.

Capital gains tax in NSW

When selling investment property in NSW, tax considerations like CGT (capital gains tax) must be taken into account. In NSW, you pay CGT on any profit you make from selling and investment property. For instance, if you’ve bought a property for $500,000 and sold it for $600,000, then you pay tax on $100,000 of capital gains at your marginal income tax rate.

If you’ve held the property for longer than 12 months, you’re eligible for the capital gains tax discount and only pay tax on 50% of the capital gains amount. Referring to the same example, you would only pay tax on $50,000 rather than $100,000.

There are a few different instances where you could be exempt from paying capital gains tax. Read more on tax for selling investment property. 

Selling a deceased estate in NSW comes with a few complexities. We recommend engaging with a solicitor or estate lawyer to help with the legalities and an accountant to help you understand the tax implications.

According to the NSW Government, the executor or administrator must obtain a grant of probate or letters of administration from the NSW Supreme Court before selling. This gives the legal authority to manage the estate, including selling property.

Capital gains tax (CGT) may apply if the property is sold more than two years after the date of death. However, exemptions often apply if the property was the deceased’s main residence and not used to produce income.

In NSW, it’s legal to sell a property without a real estate agent, also known as selling privately or For Sale By Owner (FSBO). Though you wouldn’t have to pay an agent commission, there are risks to consider.

Agents often achieve higher sale prices thanks to market expertise and larger buyer networks. On top of that, they can take away the stress of marketing your property, negotiating with potential buyers and managing paperwork.