Decide by verifying which agent has sold comparable properties in your suburb within the last 6–12 months and reviewing their actual results on realestate.com.au and domain.com.au. Compare written Comparative Market Analyses (CMA) from at least three agents, focusing on their evidence for the price range and the logic behind their recommended sale method.
Discrepancies in appraisals often arise from differing interpretations of “comparable” sales or an agent’s strategy to secure the listing. In the 2026 market, the gap between a hopeful estimate and a data-backed range is where vendors risk overpricing and increasing days on market.
Verifying the appraisal evidence
Verify that the agent has sold properties comparable to yours in your suburb within the past 6–12 months. Review their sold listings on realestate.com.au and domain.com.au to see if properties sold at or above the guide and how many days they remained on the market.
Choosing between auction and private sale
Auctions are favoured in the eastern suburbs where there is a strong auction culture and clearance rates consistently exceed 65%. Private sales are culturally dominant on the Mornington Peninsula and Bellarine Peninsula, or for properties priced above $3–4 million where the buyer pool is smaller.
Comparing commission and costs
Commission is fully negotiable in Victoria and must be disclosed in the Sales Authority as both a percentage and a dollar amount. Metropolitan Melbourne averages approximately 1.87%–2.1% (OpenAgent, WhichRealEstateAgent), while regional Victoria ranges from 2.5%–3.5% (OpenAgent, WhichRealEstateAgent).
The appraisal spread
A wide gap between appraisals creates a risk of either underpricing the asset or overpricing it to the point of stagnation. This spread often reflects the difference between an agent’s “best case” projection and a conservative “safe” figure.
| Region | Average Commission Rate (2026) | Range |
|---|---|---|
| Metropolitan Melbourne | 1.87%–2.1% (OpenAgent, WhichRealEstateAgent) | 1.6%–2.5% |
| Regional Victoria | N/A | 2.5%–3.5% (OpenAgent, WhichRealEstateAgent) |
| Victoria (Overall Average) | 2.05%–2.1% (OpenAgent, WhichRealEstateAgent) | N/A |
Frequently asked questions
How do I know if an agent’s price estimate is realistic?
Request a written Comparative Market Analysis (CMA) and ask the agent to explain exactly how they arrived at the figure. Cross-reference this with actual sold data on realestate.com.au and domain.com.au for similar properties in your suburb sold within the last 6–12 months to see if the estimate aligns with reality.
When should I choose a private sale over an auction?
Private sales are preferred if the property appeals to a narrow buyer demographic, is priced above $3–4 million, or is located on the Mornington or Bellarine Peninsulas. They are also better for tenanted properties where inspection coordination is complex or when buyers are interstate and cannot attend a specific auction date.
Are real estate commission rates regulated in Victoria?
No, commissions are not capped or regulated by Victorian law and are fully negotiable between the vendor and the agent. By law, the agent must disclose the commission as negotiable before you sign the Sales Authority, stating the fee as both a percentage and an equivalent dollar amount.
What happens if my property passes in at auction?
If a property passes in, it means the reserve price was not met. You should have a pre-agreed post-campaign strategy with your agent to either renegotiate with the highest bidder or transition the property to a private sale with a revised price based on buyer feedback.
Questions to ask your agent
- How many properties have you sold in this specific suburb in the past 12 months?
- Why is an auction (or private sale) the recommended method for this specific property compared to the alternative?
- Who will be my primary point of contact throughout the campaign—you personally or an assistant?
This article contains general market information based on data current as at April 2026. It does not constitute financial, legal, or real estate advice specific to your property or circumstances. For an appraisal and tailored advice, speak with a Fletchers agent in your area.