Most people know they'll pay agent commission when they sell. What often surprises sellers is how much sits on top of that. The full cost of selling a home in New Zealand in 2026 includes legal fees, marketing, staging, bank discharge costs and more. Here's the complete, honest breakdown so you can plan properly.
Agent commission: the largest single cost
Real estate agent commission in New Zealand typically ranges from 2.9% to 4.0% of the sale price, though commission structures are negotiable. Most agencies use a tiered rate: a higher percentage on the first portion of the price and a lower rate above a threshold.
On an $800,000 sale, expect to pay roughly $23,000 to $32,000 in commission. On a $1,200,000 sale, that range sits around $34,000 to $48,000. These figures vary depending on the agency, the agreement and what's included.
Commission covers the agent's time, their agency's resources and the professional management of your campaign. It does not always include all marketing spend. Clarify this before you sign.
For a more detailed look at how commission structures work, see What Fees Does a Real Estate Agent Charge in New Zealand?
Legal and conveyancing fees
You'll need a lawyer or conveyancer to handle the legal side of your sale. For a straightforward residential sale, budget $1,500 to $2,500. Complexity adds cost: multiple owners, trust structures, relationship property, unusual conditions in the sale and purchase agreement or title issues will all push fees higher.
Get a quote before you engage. Most property lawyers offer a fixed-fee estimate for standard sales so you know exactly what to expect before settlement day.
Marketing costs
Marketing costs depend on the campaign you run and what your agency includes in its commission. A standard residential campaign in Auckland typically covers professional photography and floor plans, Trade Me and OneRoof listings, open home management and a marketing board. Expect to pay $2,000 to $5,000 depending on campaign length and the platforms used.
Some agencies build all marketing into the commission. Others charge it separately. Ask precisely what's included before you sign the agency agreement. If there's a gap, negotiate it into the deal or get competing quotes.
Home staging
Professional staging involves a stager supplementing or replacing your existing furniture and styling to present the home at its best for photography and open homes. For South Auckland properties, a standard four-week campaign typically costs $2,000 to $4,000 depending on property size and what needs to be brought in.
Staging isn't always necessary. Vacant properties and homes where the existing furniture is dated or mismatched benefit most. A good agent will give you an honest assessment of whether staging will likely return more than it costs. Don't do it just because it's been suggested.
Building inspections and LIM reports
Some sellers commission these proactively to make them available to buyers during the campaign. A LIM report (Land Information Memorandum) from Auckland Council costs around $400. A pre-sale building inspection typically runs $600 to $900.
Providing these can speed up the sale and give buyers more confidence to go unconditional faster. They're not mandatory but can be worth the investment in competitive markets or if your property has any history that buyers are likely to query.
Bank discharge and mortgage break costs
If you have a mortgage on the property being sold, your bank will charge a discharge fee when it's paid off at settlement. This typically ranges from $250 to $500 but varies by lender.
If you're on a fixed-rate mortgage and you're breaking it before the fixed term ends, a break cost may apply. These can range from negligible to several thousand dollars depending on how much time remains on the term and current interest rate conditions. Check with your bank before you commit to a timeline. This is one cost that can genuinely surprise sellers who haven't asked about it.
Moving costs
Moving costs vary with volume and distance. A standard South Auckland home move within the region runs $800 to $2,500 for a professional removals company. Factor this in, particularly if you're moving to a new region or downsizing from a larger property.
What's the total? A worked example
Here's a realistic range for a standard $900,000 Auckland residential sale:
Agent commission sits between $26,000 and $36,000. Legal fees add $1,500 to $2,500. Marketing costs another $2,500 to $5,000. Staging (if needed) adds $2,000 to $4,000. A LIM and building inspection (optional) add around $1,000. Bank discharge fees run $250 to $500. Moving costs typically add $1,000 to $2,500.
Before any pre-sale repairs or mortgage break costs, the total for most sellers sits in the range of $34,000 to $52,000. Higher-value properties land at the top of this range and above. Properties requiring pre-sale work can add significantly more, though targeted improvements often return more than they cost.
Planning ahead makes the difference
Sellers who arrive at settlement surprised by costs are almost always sellers who didn't plan for anything beyond the commission. Build the full picture into your planning from the start and you'll make better decisions about timing, pricing and what preparation work is actually worth doing.
If you want a personalised breakdown of what selling your specific property is likely to cost, that's something I cover in every appraisal I do. No obligation, no surprises.
