Selling with a single, high-performing agent is more effective than using multiple agencies. Success depends on the agent’s demonstrated results in your specific suburb over the last 6–12 months and their ability to drive competition, rather than the number of agents listed.
Vendors often believe that listing with multiple agencies increases exposure, but this frequently dilutes accountability. The priority in the 2026 market is selecting one agent who can prove they achieve sale prices at or above guide via actual sold data from realestate.com.au and domain.com.au.
Net outcome versus commission rate
A lower commission does not guarantee a higher net return. An agent charging 1.5% who sells for $800,000 yields a $788,000 net result, whereas an agent charging 2.5% who achieves $850,000 leaves the vendor $16,750 better off (iREC). Results should always be evaluated alongside the commission rate.
The agent selection framework
Interview at least three agents and request a written CMA and proposed sale method. A response time exceeding 24 hours to an initial inquiry is a red flag, as it typically indicates how buyer inquiries will be managed during the campaign.
Managing campaign costs
Vendor-paid advertising (VPA) is separate from commission, with standard Melbourne campaigns costing between $6,500 and $8,000. Premium packages including drone photography and 3D tours range from $8,000 to $12,000, and all rebates from portals must be passed back to the vendor.
The appraisal spread
The gap between three different agents’ price estimates can be significant. This variance reflects different interpretations of comparable sales and buyer demand in the eastern suburbs or peninsulas, making the “average” estimate unreliable.
| Campaign Level | Estimated Cost | Key Inclusions |
|---|---|---|
| Standard | $6,500–$8,000 | Photography, portal listings, brochures, signboard |
| Premium | $8,000–$12,000 | Drone photography, 3D/Matterport tour, extra exposure |
Frequently asked questions
How do I know if an agent is actually successful?
Verify they have sold comparable properties in your suburb within the last 6–12 months. Review their listings on domain.com.au and realestate.com.au to see if properties sold at or above the guide, the average days on market, and if any price reductions occurred during the campaign.
Should I choose a tiered commission structure?
Tiered or performance-based structures offer a lower rate up to a threshold and a higher rate above it. However, these are viewed with caution by vendor advocates and are not recommended by Victorian Property Settlements, as they can be structured to benefit the agent over the vendor.
What are the most common commission types?
Fixed percentage is the most common structure, where a set percentage of the final sale price is paid, aligning the agent’s interests with the vendor. Fixed fees are less common and can remove the agent’s incentive to maximise the final sale price.
How do I verify an agent’s local expertise?
Ask for two vendor references from your specific suburb and check the agent’s office database of active buyers. You should also ask for their specific post-campaign strategy in the event the property passes in at auction to ensure they have a plan for a stalemate.
Questions to ask your agent
- How did you arrive at this specific price estimate, and which three recent comparable sales support it?
- Who will be my primary point of contact for all buyer feedback—you or an assistant?
- Can you provide an itemised breakdown of the marketing package and list all potential additional costs?
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.