What Does It Really Cost to Sell a House in Brisbane, Ipswich or Logan?

Selling a house involves more than accepting an offer and paying a real estate agent’s commission. Owners in Brisbane, Ipswich and Logan may also need to budget for marketing, conveyancing, a Form 2 Seller Disclosure Statement, searches, mortgage discharge fees, repairs, moving costs and potential tax advice.

The exact cost of selling a house in Brisbane or surrounding areas depends on the sale price, property type, agent agreement and legal complexity. There is no single standard figure that applies to every property. However, identifying each expense before listing can help sellers avoid an unwelcome reduction in their net sale proceeds.

The main costs of selling a house

The most common selling costs include:

1. Real estate agent commission

2. Marketing and advertising

3. Legal conveyancing

4. Form 2 Seller Disclosure Statement and prescribed searches

5. Mortgage discharge and settlement fees

6. Settlement adjustments

7. Repairs, maintenance and presentation

8. Moving and storage

9. Tax advice, where relevant

Some costs are paid directly by the seller. Others are deducted from the sale proceeds or adjusted between the parties at settlement.

1. Real estate agent commission

Agent commission is often the largest selling expense. It is usually calculated as a percentage of the sale price, although some agencies offer a fixed fee or a hybrid arrangement.

The commission structure should be checked carefully before signing an appointment to sell. Sellers should confirm:

• The commission percentage or fixed amount

• Whether GST is included

• When the commission becomes payable

• Whether the agent is entitled to commission if the contract terminates

• Whether additional fees apply for auctions, open homes or administration

• Whether the agency agreement includes an exclusive selling period

A property selling for $750,000 will produce a materially different commission amount at 2% compared with 3%. Sellers should compare the total dollar cost, not just the percentage.

Commission rates can vary between agents and property types. It is not appropriate to assume that Brisbane, Ipswich or Logan has a fixed standard rate. The property’s likely sale price, location, demand, marketing requirements and the negotiated agency agreement are usually more significant than the local government area alone.

2. Marketing and advertising

Marketing is commonly charged separately from the agent’s commission. A standard campaign may include:

• Professional photography

• Online property listings

• Floor plans

• Signage

• Brochures

• Social media advertising

• Video or drone footage

• Property styling or furniture hire

The marketing budget should reflect the property. A simple residential house may need a smaller campaign than a premium home, acreage property or unusual development site.

Sellers should request an itemised marketing proposal and ask whether the cost is payable upfront, on sale or regardless of whether the property sells. Some campaigns also involve optional upgrades that can increase the total cost.

3. Legal conveyancing

A seller’s conveyancer or solicitor prepares and manages the legal aspects of the transaction. This commonly includes:

• Reviewing or preparing the contract

• Confirming title and ownership details

• Liaising with the agent and buyer’s representative

• Responding to requisitions or enquiries

• Arranging settlement

• Confirming payout figures with the lender

• Preparing settlement adjustments

• Completing the electronic settlement process

A low initial quote may not include every service required. Sellers should ask whether the quote includes professional fees, GST, electronic settlement fees, searches, bank liaison and additional work if the transaction becomes complicated.

Lightning Legal uses a fixed-price model for eligible conveyancing matters. The current pricing page lists Queensland sale conveyancing from $1,090, subject to the property and matter requirements. The firm also provides direct access to an experienced solicitor rather than relying solely on a call centre or automated process.

4. Form 2 Seller Disclosure Statement and searches

Queensland’s mandatory seller disclosure regime commenced on 1 August 2025 under the Property Law Act 2023. Before a buyer signs the contract, the seller generally must provide:

• A completed and signed Form 2 Seller Disclosure Statement

• Relevant prescribed certificates

• Required supporting searches and documents

• Any additional information required by the legislation

The prescribed information can relate to title, easements, encumbrances, planning matters, notices, environmental issues, building matters, pools and community title arrangements.

The cost depends on the property. A standard freehold house will usually require fewer documents than a townhouse, unit, body corporate property or property with unusual title arrangements.

Lightning Legal’s Queensland Seller Disclosure service lists the following pricing at the time of writing:

• Stand-alone house Form 2, including standard searches: $895

• Reduced price of $695 where Lightning Legal is also engaged for sale conveyancing

• Body corporate property: additional fees may apply

Prices and inclusions should be confirmed before ordering because government charges, search costs and property complexity can change. The firm’s process includes title and survey plan searches, investigation of relevant notices and orders, zoning and legislative compliance matters, and body corporate information where applicable.

Providing an incomplete or inaccurate disclosure statement can create significant contractual risk. Sellers should obtain legal advice early, ideally before the property is listed or a contract is signed.

5. Mortgage discharge and lender costs

If the property is subject to a mortgage, the lender must release its security at settlement. Potential costs include:

• The lender’s discharge or administration fee

• Electronic settlement fees

• Government registration fees

• Interest calculated up to settlement

• Break costs for certain fixed-rate loans

• Other loan-related charges

The lender will also provide a payout figure showing the amount required to discharge the loan. That figure may include interest, fees and adjustments that are not obvious from the seller’s usual loan statement.

Sellers should contact the lender well before settlement. Delays in obtaining discharge documents or payout figures can affect settlement preparation.

6. Settlement adjustments

Settlement adjustments are not necessarily new expenses, but they affect the final amount paid to the seller.

Depending on the contract, adjustments may relate to:

• Council rates

• Water charges

• Land tax

• Body corporate levies

• Rent, if the property is tenanted

• Other outgoings payable under the contract

The contract determines how these amounts are apportioned. For example, the buyer may reimburse the seller for prepaid rates covering a period after settlement. Conversely, outstanding amounts may be deducted from the seller’s proceeds.

Body corporate properties require additional care because levies, special levies and other scheme charges may need to be considered. Sellers should provide current information to their solicitor or conveyancer as soon as possible.

7. Repairs, maintenance and presentation

A seller may spend money before listing to improve the property’s presentation or address issues identified by the agent. Common expenses include:

• Painting and minor repairs

• Garden maintenance

• Cleaning

• Pest treatment

• Pool servicing

• Electrical or plumbing work

• Removal of unwanted items

• Property styling

• Compliance work

Not every improvement will increase the sale price by more than it costs. Sellers should distinguish between repairs required to address a legal or safety issue and cosmetic improvements intended to improve market appeal.

Unapproved structures, extensions, decks, sheds or renovations should be investigated before listing. These matters may affect the Form 2 disclosure, buyer due diligence and the timing of the transaction.

8. Moving, storage and temporary accommodation

Moving costs are often overlooked because they arise after the sale is agreed. The budget may need to include:

• Removalist fees

• Packing materials

• Storage

• Cleaning after vacating

• Temporary accommodation

• Pet boarding

• Utility connection and disconnection fees

• Short-term insurance arrangements

The timing of the sale and the purchase of another property can create additional accommodation or storage costs. Sellers should not assume that settlement dates will align automatically.

9. Tax advice and the main residence exemption

A privately owned family home may qualify for the capital gains tax main residence exemption. However, the position can be different if the property:

• Was rented out for part of the ownership period

• Was used to operate a business

• Was purchased as an investment

• Was inherited

• Was owned by a company or trust

• Was held by a non-resident

• Includes land exceeding relevant limits

The Australian Taxation Office explains the rules for property and capital gains tax. Tax is generally assessed by reference to the contract date rather than the settlement date.

A solicitor can assist with conveyancing, but tax advice should be obtained from a qualified accountant or tax adviser where the circumstances are not straightforward. Legal and tax issues should be considered together before the property is placed on the market.

Does the property type affect selling costs?

Yes. Additional work and expenses may arise where the property has:

• A body corporate or community title structure

• Multiple titles

• Rural land or acreage

• Water tanks, dams or septic systems

• A pool

• Unapproved improvements

• An existing tenancy

• Commercial or mixed-use features

• Easements or access arrangements

• A mortgage over more than one property

A standard freehold house in Brisbane, Ipswich or Logan may involve a relatively straightforward transaction. A rural property, townhouse, unit or property with multiple titles may require additional searches, certificates, disclosure information and legal review.

A practical budgeting approach

Before listing, sellers should ask each professional for an itemised estimate covering:

• Agent commission and GST

• Marketing

• Conveyancing

• Form 2 and prescribed searches

• Mortgage discharge

• Repairs and presentation

• Moving

• Accounting or tax advice

• Potential settlement adjustments

The total cost of selling a house in Brisbane, Ipswich or Logan is therefore not limited to the agent’s commission. For many sellers, commission is the largest individual cost, but legal compliance and property-specific issues can materially affect the final figure.

Lightning Legal provides fixed-price Queensland conveyancing, Form 2 Seller Disclosure Statements and direct solicitor access. Sellers can contact Lightning Legal to discuss the property, obtain a tailored quote and identify disclosure requirements before entering into a contract.

General information disclaimer: This article provides general information only and does not constitute legal, financial, accounting or tax advice. Selling costs, disclosure obligations and tax outcomes depend on the property, contract, ownership structure and individual circumstances. Queensland law and government fees may change. Sellers should obtain advice based on their specific situation before listing or signing a contract.