How to Sell Your House Privately in Victoria (VIC)
Selling your home without a traditional agent is more achievable than most Victorian owners realise. With the right preparation, a compliant Section 32, and the same major property portals agents use, you can run a confident private house sale in Victoria and keep the commission in your own pocket. This guide walks through why owners choose to sell privately, the VIC-specific legal essentials you must get right, and a practical step-by-step process from first photo to settlement.
This article is general information only and is not legal advice. Property law changes and every sale is different, so confirm the specifics of your situation with a licensed VIC conveyancer or solicitor and with Consumer Affairs Victoria before you act.
Why sell your property privately in VIC
The main reason Victorians choose for sale by owner is cost. A traditional agent commission can run into many thousands of dollars on a typical Melbourne sale, and that figure is deducted from your proceeds at settlement regardless of how much work the agent actually did. Selling privately removes that percentage-based fee entirely.
Beyond savings, private sellers often report other advantages:
- Control: you set the price, write the description, choose inspection times, and negotiate directly with buyers.
- Direct communication: no messages lost in translation between buyer, agent, and seller.
- Local knowledge: nobody knows your home and neighbourhood better than you do, and buyers value honest, first-hand answers.
Modern platforms have closed the gap that once made agents essential. You can now access professional photography, the two portals buyers actually search — realestate.com.au and Domain — a physical signboard, and conveyancing support without signing away a commission. For a broader look at the model, see our guide on how to sell without an agent.
The VIC legal essentials
Victoria has specific disclosure and consumer-protection rules that apply to every residential sale, whether or not an agent is involved. Getting these right is the single most important part of a private sale.
Section 32 (Vendor's Statement)
Before a buyer signs the contract of sale, the vendor must give them a Section 32, also called the Vendor's Statement. This document discloses key facts about the property, typically including:
- title details and any mortgages, covenants, or easements affecting the land;
- planning and zoning information;
- rates, land tax, and other outgoings;
- services connected to the property;
- any notices, orders, or building approvals the vendor is aware of.
The Section 32 must be accurate and complete. Errors or omissions can give the buyer rights to withdraw from the sale, so this is a document you should have prepared or reviewed by a qualified conveyancer or solicitor rather than attempting entirely on your own.
Cooling-off period
For most private-treaty (non-auction) residential sales in Victoria, the buyer generally has a cooling-off period of 3 business days after signing the contract. If the buyer chooses to end the contract within that window, a penalty applies — generally 0.2% of the purchase price, or $100, whichever is greater.
Important exceptions apply. Cooling-off generally does not apply to properties bought at auction, or bought within 3 clear business days before or after a publicly advertised auction, among other cases. Because the details matter, confirm how cooling-off applies to your specific sale with your conveyancer.
Underquoting and price representations
Victoria has underquoting laws that govern how a property's price can be represented to buyers. In short, you cannot advertise or quote a price that is less than your estimated selling price, the seller's asking price, or a price already rejected in an offer. Price statements must be genuine and not misleading.
As a private seller you are responsible for your own price representations, so keep them honest and consistent across your listing, any advertising, and conversations with buyers. When in doubt, check the current rules with Consumer Affairs Victoria.
Step-by-step: selling privately in Victoria
- Research your price. Look at recent comparable sales in your suburb, consider a professional valuation or appraisal, and set a genuine, defensible price that complies with underquoting rules.
- Engage a conveyancer early. Line up a VIC conveyancer or solicitor to prepare your Section 32 and contract of sale before you go to market, so you are ready to move when a buyer is interested.
- Prepare the property. Declutter, clean, complete minor repairs, and stage rooms so your home shows well in photos and in person.
- Get professional photos and a listing. Quality photography is what stops buyers scrolling. A compelling written description that highlights genuine features does the rest.
- Publish where buyers search. List on realestate.com.au and Domain, add a signboard out front, and share the listing through your own networks.
- Manage enquiries and inspections. Respond promptly, host open homes or private inspections, and keep a record of interested buyers.
- Negotiate offers. Deal directly with buyers, compare offers on price and terms, and lean on your conveyancer for the contract mechanics.
- Sign, cool-off, and settle. Once the buyer signs and any cooling-off period passes, your conveyancer manages the path to settlement and the transfer of title.
To see exactly how each of these steps works on our platform, read how it works.
What Beat The Agent includes
Beat The Agent is built to handle the heavy lifting of a private sale for one transparent flat fee of $2,199 — with no commission, no matter what your property sells for. That single fee includes:
| Included | What it means for you |
|---|---|
| Professional photography | Listing-quality images that attract more buyers. |
| realestate.com.au & Domain listing | Exposure on the two portals Australian buyers actually use. |
| Signboard | A professional sign out the front of your property. |
| Conveyancing | Help with your Section 32 and contract of sale. |
| Sales concierge | A real person to guide you through the process. |
Compare that with a percentage commission and the saving on a typical Melbourne sale is substantial. See the full breakdown on our pricing page, or create your free account to get started.
Frequently asked questions
Is it legal to sell my house privately in Victoria?
Yes. There is no law in Victoria requiring you to use a real estate agent to sell your home. As the vendor you can market and sell the property yourself, provided you meet the same disclosure and consumer-protection obligations that apply to any sale — most importantly a compliant Section 32 and honest price representations.
Do I still need a Section 32 if I sell without an agent?
Yes. The Section 32 (Vendor's Statement) is a vendor obligation, not an agent one. It must be given to the buyer before they sign the contract regardless of whether an agent is involved, which is why engaging a conveyancer early is essential for private sellers.
How much can I save by selling privately?
Your saving is essentially the agent commission you would otherwise pay, less the flat fee you spend selling privately. With Beat The Agent's $2,199 flat fee and no commission, sellers on higher-value Melbourne properties can keep a meaningful share of their sale proceeds. Use your own expected sale price against a typical commission percentage to estimate your figure.
What happens during the cooling-off period?
For most private-treaty residential sales in VIC, the buyer generally has 3 business days after signing to change their mind. If they withdraw within that window, a penalty of 0.2% of the price or $100 (whichever is greater) generally applies. Exceptions — such as auction purchases — can remove the cooling-off right entirely, so confirm the details with your conveyancer.
Ready to sell your Victorian property privately? Create your free Beat The Agent account and keep more of what your home is worth.