Selling a house in East Auckland in 2026 comes with one large cost, the agent's commission plus GST, and a handful of smaller ones: marketing, legal fees, a LIM, getting the house ready and moving. Below is every part of the cost of selling a house, which parts are fixed and which you can negotiate. One disclosure first: we are an agency, so the commission section uses the government's public example, not our own fee.
1. Agent Commission, Plus GST
Commission is the biggest single cost. In New Zealand it is usually a percentage of the sale price, often tiered, plus an administration fee. The example published by settled.govt.nz is 3% of the first $400,000 and 2% of the balance, plus an administration fee of around $500. GST is added on top.
Three things are worth knowing. Commission differs between agencies and is usually negotiable. Before you sign, the agent must tell you in writing how commission is calculated, when it is payable and roughly what it will cost. And it is normally deducted from the buyer's deposit, so it rarely comes out of your pocket up front.
2. Marketing and Auction Costs
Marketing (photography, online listings, signboards, sometimes video or print) is usually paid by the seller and is often due when the campaign starts, not when the house sells. The agent has to explain in writing how the property will be marketed and what it will cost. Ask for an itemised plan, check which items are part of the commission and which are extra, and ask who owns the photos afterwards. If you sell by auction, also ask whether the auctioneer is included or charged separately.
3. Legal or Conveyancing Fees
A lawyer or licensed conveyancer handles the sale and purchase agreement and settlement for you. Trade Me's conveyancing guide puts a straightforward sale at around $1,300 to $1,800; unit titles, cross-leases or a complicated settlement cost more. The fee can be deducted from your sale proceeds at settlement. Get a written quote and ask whether it includes disbursements and GST.
4. LIM and Building Reports
A Land Information Memorandum (LIM) from Auckland Council costs a few hundred dollars. A standard LIM takes up to 10 working days and an urgent one up to three, so ordering it before you list means no buyer is left waiting on it. A pre-sale building report is optional, but it can surface problems before a buyer's inspector does. Both are covered in LIM and Building Reports: Clearing Them Before You Sell.
5. Getting the House Ready
Cleaning, small repairs, a coat of paint and staging are the costs that vary most, because they are all optional. Spend where buyers will notice and skip what they will not. See which pre-sale renovations are actually worth it and whether staging pays in East Auckland.
6. Your Mortgage, Rates and Insurance Until Settlement
- Fixed-rate mortgage: repaying a fixed-rate loan early can trigger a break cost from your bank. Ask your bank for the figure before you sign an agency agreement, not after you have a buyer.
- Bridging finance: if you buy before you sell, you may carry two loans for a while.
- Rates, insurance and body corporate levies: keep paying them, and keep the house insured, until settlement day.
7. Tax: Usually None, but Check the Bright-Line Rule
New Zealand has no stamp duty and no general capital gains tax, so selling the home you live in is usually tax-free. The main exception is the bright-line test. For sales on or after 1 July 2024, a residential property sold within two years of acquiring it can be taxed on the gain, unless an exclusion such as the main home exclusion applies (IRD). If you live overseas and sell within that period, residential land withholding tax may also be deducted at settlement. Talk to your accountant before you sign; our bright-line guide has more detail.
8. Moving
Get two or three quotes from moving companies, and budget for reconnecting internet and power at your next place.
What to Budget For
Put together, the items to plan for are:
- Commission and administration fee, plus GST: the largest item; your agent must give you a written estimate before you sign
- Legal fees: about $1,300 to $1,800
- LIM: a few hundred dollars
- Marketing: whatever your written marketing plan says
- Preparation and moving: depends on your choices
The commission estimate, legal fees and LIM are the fixed part of the cost of selling a house; marketing, preparation and moving are the parts you control.
How to Keep the Cost Down Without Costing Yourself on Price
- Compare the written commission estimates from two or three agents, not just the percentage each one quotes.
- Ask what the marketing budget buys, item by item, and which items you could drop.
- Order the LIM early so it never holds up a buyer.
- Keep the biggest number in view: the sale price itself. How well an agent negotiates it can matter as much as a small difference in the rate they charge.
If you are thinking of selling in East Tāmaki (East Tamaki), Dannemora or Flat Bush, we will give you a written estimate of your likely sale price, our commission and the marketing cost before you commit to anything. Request a free appraisal.