How Much Does It Cost to Sell a House on the Central Coast? (2026 Guide)

It's one of the first questions sellers ask — and one of the most important.

Understanding the full cost of selling before you go to market means no surprises, better preparation, and the ability to make decisions with confidence.

The good news is that the Central Coast remains one of NSW's most active property markets, and for well-prepared sellers, the return almost always significantly outweighs the cost. But let's walk through what you can expect to spend.

Agent Commission — The Largest Cost

Real estate agent commission is typically the most significant selling cost, and it varies based on the agent, the suburb, and the property value.

On the Central Coast, commission rates currently sit between 1.75% and 2.3% of the final sale price, inclusive of GST. Some agents charge a flat fee, while others work on a tiered or performance-based structure.

Here's what that looks like in practice:

• $800,000 sale at 1.75% = $14,000 / at 2.3% = $18,400

• $1,000,000 sale at 1.75% = $17,500 / at 2.3% = $23,000

• $1,500,000 sale at 1.75% = $26,250 / at 2.3% = $34,500

• $2,000,000 sale at 1.75% = $35,000 / at 2.3% = $46,000

Commission is negotiable, but the cheapest option is rarely the best outcome. The right agent — one with verified local results, deep buyer relationships, and a track record of strong negotiation — consistently achieves better prices that more than cover the cost difference.

Focus on return, not just cost.

Marketing Costs — Presenting Your Property to the Market

A strong marketing campaign is how you get the right buyers through your door. On the Central Coast, campaign costs typically range from $2,500 to $8,000 depending on the agency, the scope of the campaign, and the price bracket of the home.

A well-executed campaign should include:

• Professional photography

• Drone video and aerial footage

• Copywriting and listing preparation

• realestate.com.au and Domain advertising

• Social media promotion

• Signboard

• Email database outreach to active buyers

At Team Keelan, our standard campaign is $4,600 and includes all of the above — drone video, professional photography, full digital marketing, and active database outreach. We believe every property deserves a complete campaign, regardless of price point.

It's worth asking any agent exactly what their marketing fee covers. Campaigns that cut corners on photography, skip video, or rely on passive listing platforms miss the buyers that drive competition — and competition is what drives price.

Buyer reach creates competition. Competition creates stronger results. The investment in marketing is almost always returned many times over in the final sale price.

Conveyancing and Legal Fees

You will need a conveyancer or solicitor to handle the legal side of the sale — preparing the contract, managing the exchange, and settling the transaction.

On the Central Coast, conveyancing fees for a standard residential sale typically range from $1,800 to $2,500. Complex properties — those with easements, caveats, or strata concerns — may attract higher fees.

It's worth engaging a conveyancer early. A well-prepared contract can reduce delays and keep transactions clean through to settlement.

Styling and Presentation — Worth Every Dollar

Property styling is one of the most important investments a seller can make — and in our experience, it applies at every price point.

Homes that are professionally styled consistently attract more buyer interest, generate stronger emotional responses at inspections, and achieve better results online where first impressions are formed within seconds. In a market where buyers are making decisions based on photography before they ever step through the door, presentation is not optional — it's strategic.

On the Central Coast, styling costs vary based on the size of the home and the level of service required:

• Partial styling (key rooms only): $1,500 — $2,500

• Full home staging (standard 3—4 bedroom home): $3,500 — $5,500

• Larger homes: styled individually based on scope

We recommend staging wherever it's possible. Not because it makes a home look different to what it is — but because it allows buyers to see the home at its best and connect emotionally with the space. That emotional connection is what turns an interested buyer into a committed one.

The return on staging is not guaranteed down to the dollar, but in our direct experience, well-presented homes consistently outperform comparable properties that go to market as-is. It's one of the clearest examples of spending money to make money in a property campaign.

Minor Repairs and Pre-Sale Maintenance

Addressing maintenance issues before going to market removes the questions buyers ask — and the reasons they negotiate down.

Costs here can range from $5,000 to $20,000 depending on the condition of the property, but the focus should always be on superficial presentation rather than major structural or cosmetic renovations.

What we typically recommend:

• Fresh paint where needed — inside and out

• Pressure washing driveways, paths and external surfaces

• Garden cleanup, lawn care and kerb appeal

• Replacing dated light fittings and tapware

• Fixing broken fences, gates, gutters and minor defects

• Cleaning carpets or replacing where necessary

What we generally advise against are big-ticket items like full kitchen or bathroom renovations. These are expensive, time-consuming, and highly personal — what you install may not suit your buyer's taste, and the return is rarely dollar for dollar.

Superficial presentation improvements consistently outperform major renovations in terms of return on investment.

The goal is simple: remove friction. Give buyers nothing obvious to negotiate down on.

Capital Gains Tax — Know Your Position

If the property being sold is your principal place of residence, you are generally exempt from Capital Gains Tax (CGT). This is the case for most owner-occupiers on the Central Coast.

If the property is an investment, a holiday home, or has been rented at any point, CGT may apply based on your ownership duration, cost base, and individual tax circumstances.

We always recommend speaking with your accountant or tax adviser before going to market — understanding your position early helps with decision-making and timing.

Mortgage Discharge Fees

If your property has an existing mortgage, your lender will charge a discharge fee when the loan is closed at settlement. This varies by lender but typically sits between $150 and $500.

It's worth contacting your bank early in the process so there are no delays at settlement.

What Does It Cost in Total?

For a straightforward residential sale on the Central Coast, here is a realistic cost summary:

• Agent commission: $14,000 — $46,000+ (based on sale price and rate)

• Marketing: $2,500 — $8,000 (Team Keelan: $4,600 all-inclusive)

• Conveyancing: $1,800 — $2,500

• Styling: $1,500 — $5,500 (highly recommended for all properties)

• Pre-sale maintenance: $5,000 — $20,000 (superficial focus)

• Discharge fee: $150 — $500

For a home selling at $1,200,000, total selling costs would typically fall in the range of $30,000 — $55,000. That figure should always be weighed against the outcome — not just the expenditure.

The Real Cost of Getting It Wrong

This is where the conversation becomes important.

Sellers who skip staging, underinvest in marketing, or ignore pre-sale maintenance don't just save money — they risk the outcome entirely. In some cases, a poorly prepared campaign is the difference between selling and not selling at all. In others, it's the difference between a result that meets expectations and one that falls significantly short.

Investing properly in presentation, marketing, and strategy — done well — can add anywhere from $20,000 to $100,000 to your final sale price compared to a campaign where these elements are overlooked.

That is not a small figure. And it's one we see play out consistently across the Central Coast market.

The decisions made before a property goes live are the ones that shape the result. Execution matters. Strategy matters. Presentation matters.

Thinking of Selling on the Central Coast?

If you'd like a clear picture of what your home could achieve in the current market — and an honest conversation about the preparation that will give you the best result — we'd be happy to help.

An early conversation costs nothing and often makes a meaningful difference to the outcome.

Book a Free Market Appraisal: www.propertycoteamkeelan.com.au/appraisal

James Keelan | 0435 714 565 | james.keelan@propertyco.com.au