Selling a House in Queensland: 12 Costs Sellers Often Forget to Budget For

Selling a house in Queensland involves more than paying a real estate agent’s commission and receiving the sale proceeds. Sellers may also need to budget for legal work, disclosure documents, government searches, mortgage release costs, property preparation, moving expenses and settlement adjustments.

The exact cost of selling a house in Queensland depends on the property, the contract, the seller’s financial arrangements and whether the property is part of a body corporate scheme. Not every cost listed below will apply to every seller. Some amounts are paid upfront, while others are deducted from the sale proceeds or appear as adjustments at settlement.

1. Real estate agent commission

Agent commission is often the largest selling expense. The commission may be calculated as a percentage of the sale price, a fixed amount or a combination of both.

The rate can depend on:

• The property’s expected sale price

• The location and level of competition between agents

• Whether the property is sold by private treaty or auction

• The services included in the agency agreement

• Whether the agent receives a separate marketing or auction fee

A seller should review the proposed appointment carefully before signing. The agreement should clearly identify the commission rate, whether GST is included, when the commission becomes payable and whether the seller may owe commission if another agent or the seller independently finds the buyer.

2. Marketing and advertising

Marketing costs are commonly charged separately from commission. A campaign may include:

• Professional photography

• Floor plans

• Online property listings

• Signage

• Brochures and print advertising

• Social media advertising

• Auction services

• Video or virtual tours

Some agencies offer a standard marketing package, while others charge for each component. Sellers should ask for an itemised quote and confirm whether marketing costs are payable even if the property does not sell.

3. Solicitor or conveyancing fees

A Queensland seller normally engages a solicitor or conveyancer to prepare and review the contract, manage the transaction, communicate with the buyer’s legal representative and coordinate settlement.

The legal work may include:

• Reviewing the title and property details

• Preparing or reviewing the contract

• Advising on special conditions

• Preparing the seller disclosure documents

• Responding to requisitions or enquiries

• Liaising with the lender

• Calculating settlement adjustments

• Coordinating electronic settlement

A low initial quote may not include searches, electronic settlement fees, lender charges or additional work caused by complications. Sellers should ask whether the quote separates the professional fee from disbursements and whether additional work is charged hourly or at a fixed rate.

Lightning Legal provides fixed-price Queensland conveyancing, with direct access to an experienced solicitor and clear communication throughout the transaction.

4. Form 2 Seller Disclosure Statement

Queensland’s mandatory seller disclosure scheme commenced on 1 August 2025 under the Property Law Act 2023 (Qld).

For most Queensland sales, the seller must provide the buyer with:

• A completed and signed Form 2 Seller Disclosure Statement

• The prescribed certificates and searches relevant to the property

• Any required warnings or supporting information

These documents must generally be provided before the buyer signs the contract.

The Queensland Government Form 2 template is available at no charge. However, sellers may incur professional fees for preparing the statement and ordering the supporting searches and certificates. The information must be accurate and current when provided. Errors, omissions or missing prescribed documents may create serious risks, including potential buyer termination rights before settlement.

The scheme has exemptions and special rules for certain transactions and property types. A seller should obtain advice about whether the disclosure requirements apply to the particular sale.

Lightning Legal’s Form 2 service includes preparation by an experienced property solicitor and standard searches. The published price is $895 for a standard house, reduced to $695 when Lightning Legal is also engaged for the sale conveyancing. Body corporate properties may involve additional documents and costs.

5. Searches and certificates

Searches and certificates may be required for the contract, Form 2 or settlement. Depending on the property, these may include:

• Title searches

• Registered survey plans

• Council rates information

• Water and sewerage information

• Planning or zoning information

• Environmental or contamination information

• Transport corridor or resumption information

• Pool safety information

• Body corporate certificates and community management documents

Search fees are generally paid to government authorities, councils, body corporate managers or other information providers. The total varies according to the local council, property type and number of documents required.

A standard house is usually less complex than a townhouse or unit in a community titles scheme.

6. Mortgage discharge costs

If the property is mortgaged, the lender must release its interest before the buyer can obtain clear title. The seller may need to pay:

• The lender’s mortgage discharge or administration fee

• A settlement or document processing fee

• Interest owing up to the payout date

• Any early repayment or fixed-rate break cost, if applicable

• The outstanding loan balance

The lender’s payout figure may differ from the balance shown in online banking because it can include accrued interest and transaction costs. Sellers should contact the lender early because some banks require advance notice to process a discharge.

7. PEXA and registration-related charges

Most Queensland residential property settlements are completed electronically. Electronic settlement may involve:

• A PEXA transaction fee

• A PEXA mortgage discharge fee

• Titles Queensland registration charges

• Identity verification or electronic lodgement costs

The amount depends on the number of titles, the documents being lodged and whether a mortgage is being discharged. These charges are usually shown as disbursements on the solicitor’s account or settlement statement.

The PEXA Queensland pricing page provides current platform fee information. Titles Queensland fees may also change, so sellers should rely on the current fee schedule rather than older online estimates.

The buyer generally pays the transfer duty and registration costs associated with registering the transfer into the buyer’s name. The seller remains responsible for charges connected with the seller’s mortgage release and transaction.

8. Repairs, cleaning and presentation

Property preparation can materially affect the net proceeds from a sale. Possible expenses include:

• Painting and patching

• Garden maintenance

• Pressure cleaning

• Carpet cleaning

• Pest treatment

• Electrical or plumbing repairs

• Removing rubbish

• Furniture hire or styling

• Building work required before listing

Sellers should distinguish between cosmetic improvements and work needed to address a legal or safety issue. For example, a pool safety problem, unapproved structure or outstanding council notice may need to be addressed before or during the sale process.

The seller disclosure statement does not replace the buyer’s own inspections. However, knowingly withholding material information can create legal and contractual risks.

9. Removal and storage

Moving costs are easy to overlook, particularly if the seller must vacate before settlement or is moving interstate. Possible expenses include:

• Removalist charges

• Packing materials

• Temporary storage

• Cleaning at the old or new property

• Short-term accommodation

• Moving insurance

• Disposal of unwanted furniture

The timing of the sale and purchase may not align. A delayed settlement or an early handover may create additional accommodation and storage expenses.

10. Rates, water and body corporate adjustments

Council rates, water charges and body corporate levies are usually adjusted at settlement. The purpose is to allocate the cost between the seller and buyer according to the period each party owns the property.

For example:

• The seller is generally responsible for charges up to settlement.

• The buyer is generally responsible after settlement.

• If the seller has prepaid charges beyond settlement, the buyer may reimburse the seller through an adjustment.

• If charges are outstanding, the seller’s share may be deducted from the settlement proceeds.

For a body corporate property, the adjustment may include ordinary levies, special levies and other recoverable charges. The contract terms and the relevant body corporate information should be reviewed carefully, particularly where a special levy has been issued or approved.

These adjustments are not necessarily an additional “selling cost”. They are an allocation of existing property outgoings, but they affect the amount received at settlement.

11. Bridging finance and other finance costs

A seller may incur finance costs where the sale and purchase transactions do not settle on the same day. These may include:

• Bridging loan interest

• Additional loan establishment fees

• Valuation fees

• Temporary overdraft interest

• Refinancing costs

• Early repayment charges

• Additional lender administration fees

The risk is greater where the seller purchases another property before the existing home has settled. A delay in the sale may extend the period during which two loans or two sets of property expenses must be funded.

Before committing to a purchase, sellers should ask their lender to explain the likely cost of different settlement dates.

12. Insurance and tax or accounting advice

Insurance should remain in place until settlement unless the contract or insurer confirms otherwise. Sellers may need to maintain:

• Building insurance

• Public liability cover

• Landlord insurance, if the property was rented

• Strata-related insurance arrangements for a unit or townhouse

A sale may also justify obtaining tax or accounting advice. This is particularly relevant where:

• The property was an investment

• The property was previously rented

• The seller claimed depreciation

• The property was owned through a company, trust or partnership

• The property was inherited

• The sale may trigger capital gains tax

• The property was used partly for business

• The seller is an overseas resident for tax purposes

Conveyancing solicitors generally do not calculate a seller’s complete income tax or capital gains tax position. An accountant or registered tax adviser can assess the tax consequences based on the seller’s ownership history and records.

How sellers can budget more accurately

Before listing a property, a seller should request an estimate that separates:

1. Agent commission and GST

2. Marketing and advertising

3. Legal or conveyancing fees

4. Form 2 preparation and searches

5. Mortgage discharge and lender costs

6. PEXA and registration charges

7. Expected repairs and moving expenses

8. Rates, water and body corporate adjustments

9. Finance, insurance and tax advice

The seller should also obtain a current loan payout figure and confirm whether the property has outstanding rates, water charges, body corporate levies, notices or other encumbrances.

Lightning Legal’s pricing page explains its fixed-price conveyancing and Form 2 services. Sellers can also contact Lightning Legal to discuss the property and receive guidance about the likely legal and disclosure costs.

General information disclaimer

This article provides general information about possible costs of selling a house in Queensland. It does not constitute legal, financial, taxation or accounting advice. Costs, statutory fees, disclosure obligations and settlement adjustments vary between transactions and may change over time. Queensland sellers should obtain advice about their particular property, contract, ownership structure and financial circumstances before listing or signing a contract.