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The Local Ormeau Property Chat with Brett Reddell
Your home is your biggest asset—make sure you’ve got the right advice.
Join Brett Reddell, Ormeau’s trusted real estate expert, as he shares short, sharp episodes packed with insights to help you make smarter property decisions. Whether you’re thinking of selling, planning ahead, or just want to stay informed—Brett breaks down what’s really happening in the local market and why it matters to you.
Real tips. Local knowledge. Straight from the guy who knows Ormeau best.
Hi, and welcome to the local Ormeau Property Chat podcast. I'm Brett Reddell, your trusted local real estate expert for Ormeau and Ormeau Hills. Whether you are buying, selling, or just curious about the market. This podcast is here to give you the insights and advice you need, plus a little community connection along the way with a passion for selling family homes to families.
I'm here to share practical tips and expert knowledge to help you make confident real estate decisions. Let's get started.
Good day and welcome back to the Ormeau Property Chat. I'm Brett Reddell. Your local area specialist, and today I wanna talk to you about something that every property owner needs to understand before putting their home on the market, the full cost of selling a property in Queensland. Now if you're thinking of selling, it's easy to get caught up in the excitement looking at what price you might get browsing your next dream home or planning a move.
But here's the thing, if you don't have a clear picture of all costs involved in selling, you could be hit with some nasty surprises that eat into your profit or mess with your timeline. So in this episode. I'll try to break it all down for you. Every fee, every cost, and every expense you should be aware of when selling your home.
In Queensland, we'll cover agent fees, marketing, legal, cost, moving expenses, and even some more of the hidden charges that people often forget to budget for. Let's get into it. First up, real estate agent fees and commission. This is usually the biggest cost when selling your home and for good reason. In Queensland, commissions are typically percentage based.
There's some agents offer fixed fee packages across the state. Most commissions range from 2% to 3% of the final sale price, but that can vary by region. In more competitive suburbs, like all Ormeau and all my hills, you'll find agents working at a more competitive end of that scale. Now, what does that actually cover?
A good agent isn't just sticking a sign out front. That commissions include your marketing strategy, buyer management, negotiation skills, open homes, admin, and the overall campaign coordination. With a boutique agency like mine, you also get hands, hands-on service, more attention to detail, and a strategy that's tailored to your property and goals.
You're not just another listing in a massive database. Marketing cost marketing is absolutely essential to getting your property seen by the right buyers. Most campaigns include professional photography, floor plans, and sometimes virtual tours or video walkthroughs. Then you've got online advertising on sites like realestate.com au and domain.
Let's not forget, boosted social media post. Brochures and sign boards and potentially targeted email campaigns. Depending on how comprehensive the marketing is. You might spend anywhere from 3000 to 4,000 on marketing in Queensland, but I always say this is an investment, not a cost. Done, right? Marketing gets you more eyeballs, more inspections, and ultimately more competition.
And again, with boutique agencies, the marketing can be customized to suit your property. Not some cookie cutter package. Now onto the legal site, conveyancing and solicitor's fees. In Queensland, you'll need to either have a conveyancer or a solicitor to handle the legal paperwork involved in transferring your property.
That includes preparing the contract to sale, conducting title searches ing with buyers legal team, and guiding you through settlement. You can expect to pay anywhere between 800 to 2000. Depending on the complexity of the sale and who you use, there may also be additional legal costs, such as disbursements or fees for extra contract clauses.
So it's worth having that conversation upfront with your legal rep. Now, let's talk presentation and staging. This is where first impressions count. Some sellers choose to invest in professional styling, which can cost anywhere from 1500 to 5,000 depending on the size of your home and how many rooms are staged.
But don't worry if you're on a tighter budget. There are plenty of DYI alternatives that still make a big impact. Simple things like deep cleaning, fresh mulch in the garden window. Cleaning and small repairs can go a long way in boosting a peel. Even replacing handles or giving the walls a coat of fresh paint can make your he your home feel lighter and more inviting.
Budget around 500 to 2000 to presale presentation depending on how much you wanna take on yourself. Here's one that sometimes surprises Sellers building and pest inspections. They usually buyers arrange these, but in some cases a seller might get them done upfront to provide transfer parents and avoid nasty surprises later on.
But I'm gonna say. If a seller gives you a building and pest, just be mindful of it and be wary and get your own done. The reason is you want to be sure that your home that you are buying is going to be solid and safe in the future. Now, look, reports cost anywhere between 400 to 800, but it's completely optional, but I do recommend you get it done.
Now onto to a slightly bigger category, renovations and property upgrades. There are optional costs, but they can influence how much your home sells for. A kitchen refresh, painting the interior, landscaping the backyard. These can make a big difference. For example, painting a full interior can cost around 3000 to fix $6,000.
While the kitchen bathroom upgrades vary a lot more, the key is to only spend the money where you are likely to get a return. That's something I help my clients assess before we list. Now, moving on to government fees and charges, you might need to pay. To discharge your mortgage, which usually costs between 300 to a thousand depending on your lender.
There are also title fee transfers and well, while these are more significant for buyers, sellers should still be across them if they're dealing with multiple properties or complex situations. And for those selling investment properties, don't forget about capital gains tax or CGT if it doesn't apply, if the home is your principal place of residence.
But if it's an investment, you may have a tax obligation based on the profit from the sale. This is something you should absolutely speak to your accountant about before listing. If you are planning to sell via auction, there are some extra costs you should consider. You'll need to pay the auctioneer.
Typically can be up to a thousand dollars and you may need additional marketing to attract a strong crowd on auction day. It's a more intense campaign, and while I don't recommend auctions for every property, there are some rare situations where they are the right fit. Let's not forget moving costs.
Hiring professional removers, even for a local move here in Ormeau, can cost you anywhere between 800 to two and a half thousand depending on how much you're moving and where it's going. If there's a delay between settlement and moving date, you may also need short term storage, which adds the overall budget.
Then there are potential penalties if you are not on a fixed rate mortgage. Your bank may charge you a break fee for paying it out early. If you're selling a property that's currently tenanted, you may face penalties for breaking leases and agreements or need to navigate compensation discussions with your tenant.
These costs aren't always huge, but they do exist and they can catch people off guard. Speaking of surprises, let's talk about some of the hidden or overlooked expenses you may need to adjust for council rates, water usage, and utility charges at settlement. Now, you also need to keep insurance on the property right up until the new owners take possession, so make sure your policy doesn't lapse, and in some cases, buyers request repairs during the negotiation phase.
If those come up, you'll need to need to fix the issues or adjust your price accordingly. Alright, let's wrap it up. Selling a property in Queensland, especially in our Ormeau market, comes with more moving parts than most people expect. But the good news is you don't have to figure it out alone. When you work with an experienced local agent who's been through this hundreds of times, we can plan for these costs.
Avoid unnecessary surprises and make sure you are not overspending where you don't need to. So if you are thinking about selling your home, whether it's next month or next year, let's chat. I'll walk you through exactly what to expect, help you budget properly, and create a strategy that gets you the best result both financially and emotionally.
Thanks for listening to the Ormeau Property Chat, if you found this helpful. Give us a follow or share the episode with someone else in Oromo or Ormeau Hills who's thinking of selling. I'm Brett Reddell and I'll catch you next time. Thanks for listening to the local Ormeau Property Chat podcast. I hope you found today's episode helpful and feel more empowered on your real estate journey.
My goal is to provide you with valuable advice while staying connected to our amazing community here. In Omo and all my hills. Remember, selling family homes to families is what I do best, and I'm here to support you every step of the way. Stay tuned for more tips, insights, and local area knowledge. In the next episode, I'll see you then.