Most sellers focus on agent commission when thinking about the cost of selling. That's fair — it's the biggest single line item. But it's not the full picture. When you add up marketing fees, property styling, holding costs during a campaign, and what you lose to negotiation, the total cost of selling through a traditional agent can easily reach 5–7% of the sale price.
The Agent Commission
In Queensland, typical agent commission is 2–2.5% + GST for properties up to $500k, with a reducing rate above that. On a $750k property: approximately $15,000–$18,750 before GST. Some agents charge lower headline rates but make it up elsewhere. Always read the full agency agreement carefully — the commission structure, exclusive periods, and termination clauses are all negotiable, but only if you know to ask.
Marketing Costs
Most agents charge marketing separately from commission. A typical residential marketing campaign might include:
- Photography: $400–$800
- Floor plan: $150–$300
- Online advertising (realestate.com.au Premiere+ listing): $2,500–$5,000
- Print / signboards: $300–$800
Total marketing outlay: $3,500–$7,000 — and this is often paid upfront, regardless of whether the property sells.
Styling and Presentation
If your property needs staging, full furniture hire for a 4-week campaign typically runs $2,000–$6,000. Even a partial style — supplementing your existing furniture with a stylist's curated additions — can cost $1,200–$3,000 for the stylist's time and hire. For vacant properties, this is rarely optional: unstaged vacant homes consistently underperform on online listing engagement metrics.
Holding Costs During a Campaign
A typical Brisbane residential campaign runs 4–8 weeks. If you're holding a property during that period — particularly if it's vacant — the clock is ticking on:
- Mortgage repayments (if applicable)
- Council rates (pro-rated)
- Building insurance
- Utilities (if maintaining services for inspections)
On a $600k property with a standard variable loan at current rates, you're looking at roughly $2,800–$4,500 per month in holding costs. An 8-week campaign at the high end means $9,000 in holding costs before you've settled.
Negotiation Leakage
This is the invisible cost — and it's often the largest. Motivated buyers negotiate hard. An agent who prices too low to generate urgency may maximise enquiry volume, but costs you money. Properties typically sell 2–4% below the initial ask through standard negotiation in a normal market. On a $750k property, that's $15,000–$30,000 in potential gap between the number you were hoping for and the number on the contract.
The Alternative: Selling Direct
Eleva Property buys directly from owners — no marketing campaign, no open homes, no styling fees, no agency commission. We agree a price, handle the process, and settle on a timeline that works for you. The net difference between a direct sale price and the gross market price is often smaller than sellers expect, once you subtract the full cost stack above.
If your property needs work before it could achieve market price, the gap narrows further — or disappears entirely. Learn about direct acquisitions and how the numbers typically compare.
Which Path Is Right for You?
Here's an honest framework:
- Strong presentation, time available, low holding cost: An agent campaign can maximise gross price. Factor in the full cost stack to calculate net.
- Time-pressured, carrying costs, or certainty required: Direct sale often nets more after the full cost of a campaign is deducted.
- Property needs work first: A joint venture partnership — where Eleva funds and manages the preparation — followed by a market campaign may be optimal. The preparation investment can generate returns that far exceed its cost — but only if the execution is right.
The right answer depends on your specific situation, property condition, and what you're optimising for. Talk to us — the first conversation is free.