Selling a home questions, answered

Real Estate Commission Comparison Calculator NZ 2026

Is real estate commission negotiable in New Zealand?

Yes. There is no regulated commission rate in New Zealand. Every rate is a matter of agreement between the vendor and the agency, and rates vary by office, region, property type and campaign. Franchise offices set their own fees, so two branches of the same brand can quote differently on the same street. The figures in this comparison are a starting point for that conversation, not a fixed price list.

Is GST charged on real estate commission?

Yes. Agency commission is a taxable supply, so GST at 15 percent is added on top. Commission is almost always quoted exclusive of GST, which is why a quoted rate of 3.95 percent costs more than it first appears. On a commission of $25,800 the GST is $3,870.00 and the invoice total is $29,670.00. Unless you are selling as part of a GST-registered activity, you cannot claim that GST back.

Does the commission include marketing and advertising?

No. Marketing and advertising are charged separately from commission and typically range from about $1,000 to $10,000 or more depending on the campaign. Photography, videography, floor plans, portal listings, print, signage and auction costs usually sit in that marketing budget. Some agencies ask for the marketing spend up front and some deduct it at settlement, so confirm both the amount and the timing before you sign.

What does an indicative rate mean on this page?

Each agency in the table carries a source flag and sits in one of three evidence tiers. Published means the figure comes from the agency's own published rate card or fee page. Indicative means the agency publishes no rate at all, which splits into two very different cases. In tier 2 a named third party reports a rate for the agency, so the figure is second-hand but traceable. In tier 3 nobody reports anything, so all five agencies carry one shared market-typical structure and return an identical total. That identical figure is a placeholder for missing pricing, not a rate any of those agencies charges, and it must be confirmed with the office.

Why are the agencies split into three tiers instead of one ranking?

Because a single ranking would imply a precision that does not exist. Only three of the twelve agencies publish pricing you can check at the source, and five publish nothing that any third party has reported either. Ranking a placeholder figure against a published rate card would present a guess and a fact as though they were the same kind of number. Grouping by evidence keeps the genuine price ranking genuine, and shows you at a glance how much is actually known about each agency's fee.

How does a tiered commission structure work?

A tiered structure charges a higher percentage on the first slice of the sale price and a lower percentage on everything above it, subject to a minimum fee. A common New Zealand shape is 3.95 percent on the first $400,000 then 2 percent on the balance, with a minimum of $11,000, all plus GST. On a $900,000 sale that is $15,800 on the first tier plus $10,000 on the balance, giving $25,800 excluding GST.

Why do some agencies show a negotiated fee instead of a number?

Fixed fee agencies publish set fees only across a defined price range, with a floor as well as a ceiling. Outside that range the fee is agreed case by case, so there is no published number to show. When your sale price sits below an agency's lowest published band or above its highest, this calculator shows Negotiated rather than inventing a figure, and leaves that agency out of the cheapest to dearest ranking so the ranking is not distorted by a guess.

When is real estate commission payable in New Zealand?

It depends on what the agency agreement says. The common default is that commission becomes payable when the contract goes unconditional, which means you can owe it even if the buyer later defaults. A vendor-friendly alternative is to have the agreement trigger payment on settlement, when the sale money has actually arrived. This is a negotiable term and is worth raising with your lawyer before you sign.

Does a cheaper agency mean a lower sale price?

Not automatically, and nobody can prove it either way for your individual property, because a house is only ever sold once. What is measurable is the fee. On a $900,000 sale the gap between the cheapest and dearest structures in this comparison is about $13,600 including GST, so a dearer agency needs to deliver roughly that much extra in the final price just to break even. Judge each agency on local sales evidence, the marketing plan and the negotiation approach, then treat the fee difference as the amount they have to justify.

Agent Appraisal Reality Check Calculator NZ 2026

What is a real estate appraisal in New Zealand, and is it the same as a valuation?

An appraisal is a licensed real estate salesperson's written opinion of the likely selling price of your property, usually built from a comparative market analysis of recent sales. It is not a registered valuation. Only a valuer registered under the Valuers Act 1948 can produce a valuation of land for the public, and the Real Estate Authority specifically warns licensees not to use the word valuation for their own appraisals. An appraisal is free and is offered as part of winning your listing. A registered valuation is paid for and is the document a bank or a court will rely on.

What rules must a New Zealand agent follow when giving an appraisal?

Rule 10.2 of the Real Estate Agents Act (Professional Conduct and Client Care) Rules 2012 says an appraisal of land or a business must be provided in writing to a client by a licensee, must realistically reflect current market conditions, and must be supported by comparable information on sales of similar land in similar locations. You must be given the written appraisal before you sign an agency agreement. Rule 10.4 also requires that any advertised price clearly reflects the pricing expectations agreed with you.

Is the council rating value (RV or CV) the same as market value?

No. A rating value is a mass appraisal figure produced so a council can split its rates bill fairly across every property in the district. Under the Rating Valuations Act 1998 properties are revalued at least every three years, and every value in a revaluation is fixed to a single effective date. It is a desktop exercise across tens or hundreds of thousands of properties, not an individual inspection of your home, and the market can move a long way between the effective date and the day you sell.

How far above the RV should my house sell for?

There is no single correct percentage, and any agent who quotes one as a rule should be asked where it comes from. The relationship between sale prices and rating values differs by district, by property type and by how old the revaluation is, and it changes as the market moves. The useful version of this question is local and current: look at recent sales of similar properties in your suburb, compare each sale price with that property's rating value, and see what the pattern actually is right now.

Why do different agents give me very different appraisals for the same house?

Some of the spread is genuine professional judgement about which sales are comparable and where the market is heading. Some of it is not. The Real Estate Authority has publicly warned about inflated appraisals, noting that it hears from vendors who list after a very positive appraisal only for the licensee to begin pointing out issues with the property shortly afterwards. An appraisal that does not realistically reflect current market conditions can breach rule 10.2, and presenting misleading information can breach rule 6.4.

How do I ask an agent to justify their appraisal?

Ask for the written appraisal with the comparable sales attached, then ask four questions: which specific sales support this figure, what were their addresses and sale dates, why is each one comparable to my property, and what adjustments have you made for the differences. The Real Estate Authority is clear that simply presenting comparable data is not enough on its own, and that a licensee needs to explain the methodology behind the figure.

Is a high appraisal automatically a warning sign?

No. Markets move, and comparable sales are always backward-looking, so in a rising market a defensible appraisal will sit above the last few sales. A genuinely superior property, a scarce street, a recent renovation or a change in zoning can all justify a figure well above the local median. What matters is whether the agent can point to the evidence and explain the gap. A high figure with reasoning behind it is very different from a high figure with nothing behind it.

What can I do if I think my appraisal was inflated to win the listing?

Before you sign, ask for the comparable evidence in writing and get a second and third appraisal from other agencies. If you have already listed, check your agency agreement for its term and the cancellation provisions, and raise the issue with the agency's manager first. If that does not resolve it you can complain to the Real Estate Authority, which handles complaints about licensee conduct under the Real Estate Agents Act 2008. If you need a defensible independent figure, commission a registered valuation.

Auction vs Deadline Sale vs Negotiation Calculator NZ 2026

What is the difference between an auction and a deadline sale in New Zealand?

At an auction, bidding is public and once the auctioneer's hammer falls above the reserve the sale is unconditional immediately. In a deadline sale the property is marketed for a set period with an advertised end date, offers can be made at any point up to that date, and those offers can usually be conditional on finance, a builder's report or a LIM. The practical difference for a seller is certainty: an auction either gives you a binding contract on the day or it does not, while a deadline sale gives you offers you still have to work through.

Is an auction more expensive for the seller?

Usually yes, but not because of commission. Commission is charged on the sale price and is the same regardless of method. The extra cost of an auction is the bigger marketing campaign needed to build a pool of unconditional bidders in a fixed number of days, plus the auctioneer or auction room fee. On a $770,000 sale with $6,000 of auction marketing against $3,500 for a deadline sale, plus a $700 auctioneer fee, the auction costs about $3,200 more, which is a 0.42% price uplift it has to deliver just to break even.

What happens if my property is passed in at auction?

If bidding does not reach your reserve, the property is passed in and it does not sell on the day. The Real Estate Authority is explicit that the highest bidder does not get automatic priority afterwards, and that the vendor is then free to sell to anyone at a price and on terms they agree. In practice the campaign continues as a negotiation, so you have already spent the auction marketing and you carry more weeks of holding cost. This is why the risk of passing in belongs in the cost comparison, not just in the risk conversation.

How many New Zealand properties actually sell by auction?

Fewer than most people assume. REINZ recorded 679 auction sales in June 2026, which was 11.3% of the 5,996 sales nationally that month. The share is strongly seasonal and strongly regional, rising well into the teens over the spring and summer selling season and being much higher in Auckland than in provincial New Zealand. Deadline sale, price by negotiation and an advertised price account for the large majority of sales.

How long does each method of sale take?

An auction or deadline sale campaign is usually three to four weeks of marketing to a fixed date, which is the point of both methods: the date creates urgency. Price by negotiation has no end date, so the honest benchmark is the market itself. REINZ reported a national median days to sell of 48 days in June 2026, one day faster than June 2025. Median means half of all sales took longer than that, and days to sell is measured to the sale date, so settlement is still weeks beyond it.

Do I still have to pay for marketing if the property does not sell?

In almost all New Zealand agency agreements, yes. Marketing and advertising are charged separately from commission and are generally payable whether or not a sale happens, while commission is only payable on a successful sale. That asymmetry is exactly why the method of sale decision matters: commission is contingent, marketing is not. Read the marketing schedule attached to the agency agreement, confirm the total in writing, and confirm what happens to it if the campaign does not produce a sale.

Which method of sale gets the highest price?

There is no method that reliably produces a higher price in every market. Auctions work when there is genuine competition, because visible bidding pushes buyers past their private ceiling, and they suit properties that are hard to price where you want the market to set the number. In a thin market the same visibility works against you, because a property that passes in front of a small crowd is publicly marked down. Deadline sales keep competitive tension without exposing a weak result, and price by negotiation gives you the most room to work a single motivated buyer patiently.

Is the commission rate different depending on the method of sale?

The commission structure in the agency agreement normally applies regardless of how the property sells, so switching from an auction to a deadline sale does not change the fee itself. Commission in New Zealand is always quoted exclusive of GST, so a quoted 2.9% is really 3.335% of the sale price once 15% GST is added. Commission is also negotiable, as is the marketing budget, and both are worth negotiating at the same time as you settle on the method of sale rather than afterwards.

Business Sale Proceeds Calculator NZ 2026/27

How much do I actually get when I sell my business?

Considerably less than the headline price, and later. On the worked example, a $1,200,000.00 sale with a $150,000.00 earnout leaves $1,050,000.00 payable at settlement. After repaying $280,000.00 of bank debt, adding back a $95,000.00 shareholder current account, and paying a $60,000.00 broker fee and $18,000.00 of legal and accounting costs, the net cash at settlement is $787,000.00. The probability-weighted earnout adds $105,000.00 and tax on depreciation recovery takes $23,800.00, giving total proceeds of $868,200.00.

In a share sale the buyer acquires the company itself, so the company keeps its assets, liabilities, contracts and history, and the vendor sells their shares. In an asset sale the buyer picks up specified assets and the company remains with the vendor along with anything not sold. They are taxed very differently: an asset sale can trigger depreciation recovery income in the company, while a share sale generally does not. Buyers usually prefer asset sales and vendors usually prefer share sales, and the price should reflect which one is agreed.

What is depreciation recovery and why does it cost me?

If you have claimed depreciation on plant, vehicles or equipment and those assets sell for more than their tax book value, the difference is depreciation recovery income and it is taxable. It is not a paper adjustment: it produces a real tax bill payable out of the sale proceeds. On the worked example $85,000.00 of recovery at a 28% company rate costs $23,800.00. It arises mainly on asset sales and is one of the more common unpleasant surprises at completion.

How does GST work on a business sale in New Zealand?

Where a business is sold as a going concern between two GST-registered parties, and both agree in writing that it is the supply of a going concern with the purchaser intending to carry it on, the supply can be zero-rated for GST. That means no GST is charged and none is claimed, which is a substantial cash flow benefit for both sides. The requirements are specific and must be documented in the agreement, so this is a point to settle with your accountant and lawyer before signing rather than afterwards.

Should I count my shareholder current account as sale proceeds?

It is not part of the sale price, but it is money you receive at settlement, so it belongs in your proceeds calculation. A current account is a debt the company owes you for funds you left in the business, and on a share sale it is normally repaid or assigned as part of completion. Vendors regularly forget it and understate what they will bank. It works the other way too: if your current account is overdrawn, meaning you owe the company, that reduces your proceeds.

How likely is an earnout to be paid in full?

Less often than vendors assume, which is why this calculator weights it by probability rather than counting it at face value. The performance target usually has to be hit by a business you no longer control, under a new owner who may change pricing, staffing or strategy in ways that affect the measure. Negotiate the definition of the target carefully, get reporting rights, and treat the earnout as upside rather than as part of the price you are relying on.

Is the sale of a business taxable in New Zealand?

New Zealand has no general capital gains tax, so a genuine capital gain on selling a business is often not taxable. That is not the same as the sale being tax free. Depreciation recovery is taxable, trading stock sold as part of the deal is on revenue account, a restraint of trade payment is generally taxable, and if you are in the business of buying and selling businesses the proceeds may be revenue rather than capital. The structure of the deal drives the answer, so take advice before signing rather than after.

How is this different from a business valuation?

A valuation estimates what the business is worth, which is the starting point for negotiation. This calculator takes a price that has already been agreed and works out what reaches your bank account after debt, fees, deferred consideration and tax. The two numbers are frequently far apart, and vendors who plan their retirement or next venture off the valuation rather than the net proceeds are usually disappointed. Use our business valuation calculator first, then this one.

Real Estate Commission Negotiation Calculator NZ 2026

Is real estate commission negotiable in New Zealand?

Yes. No New Zealand law, regulation or industry body sets real estate commission. Every agency sets its own rate card and every salesperson can agree a different figure with a vendor. The rate printed on a listing presentation is an opening position, not a fixed price, and it is normal and accepted practice to negotiate it before you sign the agency agreement.

How much does negotiating 0.5% off commission actually save?

A reduction of 0.5 percentage points saves 0.5% of the final sale price, plus the GST that would have been charged on it. On a $900,000 sale that is $4,500 excluding GST and $5,175 including GST. The dollar saving depends only on the sale price and the size of the reduction, not on the rate you started from.

Is GST charged on real estate commission in New Zealand?

Yes. Real estate agencies are GST registered and commission attracts 15% GST. Commission is almost always quoted exclusive of GST, so a quoted fee of $31,500 is actually $36,225 once GST is added. Because GST rides on top of the fee, any reduction you negotiate also reduces the GST, which is why the saving including GST is 15% larger than the headline number.

Is marketing included in the commission?

No. In New Zealand, marketing and advertising are almost always charged separately from commission and are usually payable whether or not the property sells. Campaigns commonly range from about $1,000 to $10,000 or more depending on the property, the region and the media used. Because it is a separate line item that you pay up front, the marketing budget is often an easier and larger thing to negotiate than the commission rate itself.

What is the difference between a sole agency and a general listing?

A sole agency gives one agency the exclusive right to sell the property for a fixed period, so that agency is entitled to commission on a sale during that period even if another agency introduced the buyer. A general listing lets you list with more than one agency at the same time, and commission is generally payable to whichever agency introduced the buyer who bought. General listings carry a real risk of a dispute, or in the worst case two commission claims, if more than one agency says it introduced the same buyer, so read the introduction and commission clauses carefully before you sign anything.

Can I cancel an agency agreement after I have signed it?

Sole agency agreements signed by an individual vendor generally include a short cancellation right, usually allowing you to cancel by written notice by the end of the first working day after you receive a copy of the signed agreement. Beyond that window you are usually bound until the agreement expires. Cancellation terms sit in the agreement itself, so read the cancellation clause before you sign and check the Real Estate Authority approved guide to agency agreements, which your agent must give you and ask you to acknowledge.

Should I negotiate the commission rate or the marketing budget?

Negotiate both, and negotiate them separately. On a mid-priced New Zealand home a 0.25% rate reduction might be worth two or three thousand dollars including GST, while trimming an $8,000 premium marketing package back to a $3,000 digital-led campaign saves about the same amount in cash you pay up front rather than out of the settlement. Agents often defend the rate harder than the marketing budget, so treating them as two conversations usually produces a better overall result than arguing about the percentage alone.

Does a lower commission mean a worse sale result?

Not automatically, but it is a real trade-off worth thinking about rather than dismissing. The salesperson keeps only a share of the agency's commission, so a large cut can reduce the effort a campaign attracts, and a very cheap fee attached to a thin marketing plan can cost you more in sale price than it saves in fee. The practical test is whether the agent will match a competitor's fee while keeping the same marketing plan, buyer database work and open home schedule. If the fee drops and the plan quietly shrinks too, you have not actually saved anything.

Flat Fee vs Percentage Commission Calculator NZ

Is a flat fee or a percentage commission cheaper when selling a house in New Zealand?

It depends entirely on the sale price and on the size of the flat fee. A percentage commission grows with the sale price, while a fixed fee does not, so the fixed fee becomes relatively better as the price rises. Because most New Zealand tiered agencies also apply a minimum fee of around $11,000 excluding GST, a fixed fee set below that minimum is cheaper at every sale price. A fixed fee set well above it will only be cheaper once the sale price is high enough for the percentage to catch up.

What is the break-even sale price between a flat fee and a commission?

The break-even sale price is the price at which both fee structures cost exactly the same amount. Below that price the percentage agency is usually cheaper, and above it the fixed fee is usually cheaper, because the percentage keeps growing while the fixed fee does not. For a tiered structure of 3.95% on the first $400,000 then 2% on the balance, a $22,000 fixed fee breaks even at a sale price of $710,000.

Is real estate commission in New Zealand quoted including GST?

Usually, and the exception is the one that catches people out. Percentage commission in New Zealand is quoted exclusive of GST, so you pay 15% on top and a $25,800 commission actually costs $29,670.00. Some fixed-fee agencies do the opposite and publish GST-inclusive prices, so the number on their fee page is the total rather than the starting point. Tall Poppy is the main example. Always compare the GST-inclusive totals, because comparing one agency's GST-exclusive quote with another's GST-inclusive quote will overstate the cheaper agency's advantage by 15%.

Does a fixed-fee agency include marketing and advertising?

Usually not. Marketing and advertising are charged separately by both fixed-fee and percentage agencies, and typically range from about $1,000 to $10,000 or more depending on the campaign. Some fixed-fee agencies include a basic listing package and charge for anything beyond it. Always ask for the marketing schedule in writing and add it to the fee before you compare two agencies.

Is the cheapest fee always the best outcome when selling?

No. On most sales the price achieved matters far more than the fee. The difference between two agency fee structures is commonly a few thousand dollars to about $12,000, while the difference between a well run campaign and a poor one can easily be larger than that on the sale price itself. A lower fee is a real saving, but it is only the better outcome if the marketing reach, buyer database, negotiation and auction skills behind it deliver at least the same price.

Can I negotiate a percentage commission down instead of switching to a fixed fee?

Yes. All real estate commission in New Zealand is negotiable, and so are the minimum fee, the administration fee and the marketing budget. Rates are set by individual offices rather than nationally, so the published or indicative structure is a starting point for a conversation, not a fixed price. Use the custom rate option in this calculator to test what a negotiated rate would actually save you before you sign an agency agreement.

Why does the calculator stop comparing above a fixed-fee agency's top price band?

Because there is no published number to compare. Fixed-fee agencies publish a fee for each price band up to a ceiling, and above that ceiling the fee is negotiated individually. Rather than guessing a figure and presenting it as a comparison, the calculator states that the fee is negotiated at that price and leaves it out of the comparison. If your property is above the top band, ask the agency for a written quote and enter it in the custom fixed fee field.

How accurate are the fee structures used in this calculator?

Each agency in the calculator carries a source flag that is shown on screen. Published means it comes from the agency's own rate card, site means it comes from the agency's website or fee page, and indicative means it is a typical New Zealand structure used as a placeholder and must be verified. Fixed-fee and low-fee pricing changes more often than mainstream commission structures, so confirm the current fee directly with the agency before relying on any figure here.

House Selling Timeline Calculator NZ 2026

How long does it take to sell a house in New Zealand?

REINZ reported a national median days to sell of 48 days in its New Zealand Property Report for June 2026, measured from listing to the sale being agreed. That is the market half-way point, not a guarantee, and it excludes the settlement period. Once you add roughly three weeks of preparation beforehand and a two to six week settlement afterwards, a typical end-to-end sale runs somewhere in the region of eight to sixteen weeks. Days to sell varies by region, property type, price bracket and the month of the year, so treat any single national figure as a starting point you should adjust.

What is REINZ median days to sell and what does it actually measure?

Days to sell is a statistic published monthly by the Real Estate Institute of New Zealand. It is the median number of days between a property being listed and the sale being agreed, across all reported sales for the month. Because it is a median, half of all properties sold faster and half took longer. Importantly it stops at the sale agreement, so it does not include the conditions period or the settlement period. You need to add both on top to get a date you can plan a move around.

How long is a typical auction campaign in New Zealand?

Auction campaigns in New Zealand typically run about three to four weeks from the listing going live to auction day. That window is chosen to fit three or four weekends of open homes, which is usually enough marketing exposure to build a competitive bidder pool without the listing going stale. Deadline sale campaigns run on a similar schedule, with offers closing on a set date. Your agent may recommend a shorter or longer campaign depending on the season and how much buyer competition is currently in your price bracket.

When does a house sale become unconditional in New Zealand?

At an auction, the sale is unconditional the moment the hammer falls, provided bidding reached the reserve. That is the main practical advantage of an auction for a seller. With a deadline sale or a negotiated offer, the agreement is normally signed subject to conditions such as finance, a LIM report, a builder's report and sometimes the sale of the buyer's own home. The buyer then has a set period, commonly ten working days, to satisfy or waive those conditions before the contract becomes unconditional and binding.

How long is settlement after going unconditional?

Settlement periods in New Zealand are negotiated between the parties and written into the sale and purchase agreement. Two, four and six weeks are the common choices, with four weeks being a frequent middle ground that gives both lawyers time to prepare and both parties time to organise a move. Note that the settlement date in an agreement is a fixed calendar date, and it is often measured from the date the agreement was signed rather than from the date it goes unconditional, so confirm exactly which basis your agreement uses.

What does it cost me to keep a house on the market for an extra week?

Your weekly holding cost is mortgage interest plus council rates plus insurance plus any running costs such as power, water and lawn maintenance while the property is being presented. Mortgage interest usually dominates: it is calculated as your loan balance multiplied by your annual interest rate and divided by 52. On a $500,000 balance at 6.00%, that is about $576.92 of interest per week before you add anything else. Rates and insurance of $3,800 and $2,400 a year add roughly another $119.23 per week.

Should I hold out longer for a higher price?

It depends on whether the extra price you expect to achieve exceeds the holding cost of waiting for it, and the answer is often less obvious than sellers assume. If your holding cost is about $719 a week, waiting four more weeks costs roughly $2,877, so you need to sell for at least that much more just to end up level. Allowing for agent commission and GST on the uplift, the required increase is closer to $2,962.24, or about 0.38% on a $770,000 sale. Against that, a listing that sits unsold for a long time can attract lower offers, not higher ones.

Does days to sell vary by region and property type in New Zealand?

Yes, substantially. REINZ publishes days to sell by region as well as nationally, and the spread between the fastest and slowest regions in any given month can be several weeks. Property type, price bracket and the season all matter too: a well-priced family home in a competitive suburb behaves very differently from a lifestyle block, an apartment, or a property at the top of its local price range. This calculator deliberately offers a single editable national default rather than baked-in regional figures, so ask your agent for the current days to sell in your suburb and price bracket and enter that instead.

Net Sale Proceeds Calculator NZ 2026/27

How much money do I actually get when I sell my house in New Zealand?

Your net proceeds are the sale price less real estate commission and the 15% GST on it, marketing, legal and conveyancing fees, any break fee, any bright-line tax, moving costs, and the mortgage balance your lawyer repays on settlement. On an $850,000 sale with 2.9% commission, $2,500 marketing, $1,600 legal, $2,000 moving and a $420,000 mortgage to discharge, the seller walks away with about $395,552.50. Selling costs alone are $34,447.50, or 4.05% of the sale price.

Is GST charged on real estate commission in New Zealand?

Yes. Real estate commission attracts GST at 15%, and agencies almost always quote their rates exclusive of GST. A quoted 2.9% is really 3.335% of the sale price once GST is added. Check every quote carefully, because a rate that looks lower than a rival's can be identical once GST is applied to both.

Does my mortgage come out of the sale price or do I pay it separately?

It comes straight out of the sale price. Your lender holds a registered mortgage over the title and will not release it until the loan is repaid, so your lawyer obtains a discharge statement, pays the lender out of the settlement funds, and sends you whatever is left. You never see the gross sale price in your account.

Will I pay a break fee for repaying my fixed rate mortgage early?

Possibly. If you repay a fixed rate loan before the fixed term ends, most New Zealand banks charge an early repayment recovery amount based on the difference between your fixed rate and current wholesale rates for the remaining term. It can be nil when rates have risen since you fixed, and thousands of dollars when rates have fallen. Ask your bank for a written break cost quote before you sign a sale and purchase agreement, as the figure changes daily.

Do I pay tax when I sell my house in New Zealand?

Usually not if it is your own home. The bright-line test is a flat two years for residential property sold on or after 1 July 2024, and the main home exclusion generally applies where the property has been your main home for most of the time you owned it, so most owner-occupiers pay nothing. Tax is more likely on a rental, a bach, a property held in a trust or company, or where you have a pattern of buying and selling. If you are unsure, get advice before you sign.

How is bright-line tax on a house sale calculated?

The taxable amount is broadly the sale price less what the property cost you, including the original purchase price, capital improvements, and the incidental costs of buying and selling such as agent commission, marketing and legal fees. That net gain is added to your other income for the year and taxed at your marginal rate under the 2026/27 brackets of 10.5% to $15,600, 17.5% to $53,500, 30% to $78,100, 33% to $180,000 and 39% above that. The figure this calculator shows is indicative only and is not tax advice.

What does it cost to sell a house in New Zealand?

Commission is the dominant cost, commonly running 2.5% to 4% of the sale price plus GST under a tiered structure, or a fixed fee of roughly $10,000 to $15,000 plus GST with a flat-fee agency. Around it, marketing and advertising typically run $1,000 to $10,000 depending on the campaign, and legal and conveyancing on a sale typically run $1,300 to $2,500. Total selling costs commonly land somewhere around 3% to 5% of the sale price.

What is the difference between this and the cost of selling a house calculator?

The cost of selling a house calculator totals what selling costs you, which is the right tool when you are comparing agency quotes or deciding whether to spend on staging. This calculator answers a different question: what you walk away with. That is why the mortgage payoff is central here, because for most sellers the loan being discharged is far larger than every selling cost combined and it is what determines the deposit available for the next purchase.

Real Estate Agent Commission Split Calculator NZ 2026/27

How much of the commission does a real estate agent actually keep in New Zealand?

Far less than the headline figure. On a $770,000 sale at a published tiered structure of 3.95% on the first $400,000 then 2% on the balance, the gross commission is $23,200 excluding GST. On an even 50/50 office split the salesperson's share is $11,600. After 15% GST is set aside, income tax at a 33% marginal rate and ACC levies for a self-employed salesperson, the take-home is $7,537.22, which is 32.5% of the gross commission and 28.3% of the GST-inclusive amount the vendor paid. Your own split, franchise levy and campaign costs move this figure a long way, which is why the calculator makes all of them editable.

What is a typical commission split between a salesperson and their agency in New Zealand?

There is no published standard and no central register of splits. Splits are set in each salesperson's own agreement with the office and vary widely by agency, by region, by experience and by whether the salesperson carries their own marketing and desk costs. An even 50/50 split is a common starting point in New Zealand, and higher splits usually come with more costs carried by the salesperson. Because the number is a contract term rather than a rule, this calculator defaults to 50% and expects you to replace it with the figure from your own agreement.

Do real estate agents pay GST on their commission?

If you are GST registered, you add 15% GST to the invoice you send your agency for your share of the commission, and that 15% belongs to Inland Revenue, not to you. You can claim back the GST on your own business costs such as signage, photography, print, vehicle expenses and your ACC invoice, so what you pay over is the difference. The single most common cash flow mistake a new salesperson makes is treating the GST-inclusive amount that lands in the account as income.

When does a real estate salesperson have to register for GST?

Registration is compulsory once your own taxable supplies exceed $60,000 in any rolling 12-month period, under section 51 of the Goods and Services Tax Act 1985. The test is on the commission you invoice, not on the gross commission the agency charges the vendor, and it is a rolling test rather than a financial year one. On an $11,600 share per sale, six sales in a rolling 12 months takes you past the threshold. You must also register if you expect to pass $60,000 in the next 12 months, so a strong run of listings can trigger it before the money arrives.

How much tax should a real estate agent set aside from each commission cheque?

Work it out from your own numbers rather than using a round figure. In the worked example on this page, GST of $1,740.00, income tax of $3,828.00 and ACC of $234.78 come out of a $13,340.00 GST-inclusive payment, which is 43.5% of everything that lands in the account. A salesperson on a lower marginal rate sets aside less and one over $180,000 sets aside more. The safe habit is to calculate your own percentage once, then transfer it automatically the day each commission clears.

Do self-employed real estate agents pay ACC levies?

Yes. A self-employed salesperson on standard ACC CoverPlus pays three levies on liable earnings: the Earners levy at $1.52 per $100, the Working Safer levy at $0.08 per $100, and the Work levy for classification unit 77200, real estate services, at $0.16 per $100. That totals $1.76 per $100 excluding GST for the 2026/27 year, or about 2.02% once GST is added, and the GST is claimable if you are registered. Liable earnings are capped at $156,641, and a full-time self-employed person earning under $50,501 is levied on $50,501 anyway. ACC invoices arrive after the tax year, which is why they surprise people.

When do real estate agents have to pay provisional tax?

You move into the provisional tax system for the following year once your residual income tax for a year exceeds $5,000, which on 2026/27 rates happens well before your first full year of decent settlements is over. Under the standard uplift method you pay 105% of last year's residual income tax in three instalments, typically 28 August, 15 January and 7 May for a 31 March balance date, with terminal tax due 7 February or 7 April if you are linked to a tax agent. The pinch point is year two, when a terminal tax bill for year one and the first provisional instalments can fall in the same few months.

Is real estate commission taxed differently from a salary in New Zealand?

The tax rates are identical. What differs is who does the withholding and when. A salaried employee has PAYE, ACC and KiwiSaver taken out before payday. A self-employed salesperson invoices the agency, receives the full amount, and has to hold back the income tax and ACC personally. Real estate salespeople do not appear in the schedule of activities on the IR330C form, so commission is not usually a schedular payment and no tax is deducted at source, although you can ask your agency about a voluntary withholding arrangement if you would rather it came out before you see it.

Sell First vs Buy First Calculator NZ 2026

Should I sell first or buy first in New Zealand?

There is no single right answer, because the two paths trade different risks. Selling first gives you certainty of funds and a strong negotiating position, but you may have nowhere to live for a period and you carry the risk that prices rise while you are looking. Buying first gives you the house you actually want, but you carry bridging interest, the running costs of an empty home, and the risk of having to accept a lower price to sell quickly. On this calculator's default figures a six week gap costs about $4,616.37 and a six week overlap about $13,710.00, so selling first is cheaper by roughly $9,093.63. That result flips in a fast-rising market: the break-even is around 7.7% a year.

What is bridging finance and what does it cost in New Zealand?

Bridging finance is short-term lending that lets you settle on a new home before your existing one has sold. Your bank lends against both properties, your debt peaks at your existing mortgage plus the new purchase price, and the bridging portion is repaid the day your sale settles. It is almost always interest only and on a floating rate, commonly the standard floating rate plus a premium of about 1% to 2% a year. With major bank floating rates sitting around 6.04% to 6.19% after the Official Cash Rate rose to 2.50% on 8 July 2026, a bridging rate near 8% is a reasonable planning assumption. On a $739,000 bridging amount, 8% for six weeks is $6,821.54.

How is the bridging amount worked out?

The bridging portion is the part of your debt that disappears the moment your sale settles, which is your gross sale price less your selling costs. On a $770,000 sale with $31,000 of commission, marketing and legal fees, that is $739,000. Your peak debt is your existing mortgage plus the new purchase price, and your end debt is peak debt less that $739,000. Banks assess the peak figure against the combined value of both properties, and generally want it comfortably below 80%.

What does the break-even market movement mean?

It is the annual rate of house price movement at which both paths cost exactly the same. If you sell first, a rising market hurts you, because the home you are about to buy gets more expensive while your own sale price is already locked in. If you buy first, a rising market helps you, because your old home is worth more by the time it sells. The two effects pull in opposite directions, so there is always one rate where they balance. Above the break-even, buying first is cheaper. Below it, and in any falling market, selling first is cheaper.

Can I just match the settlement dates instead?

Yes, and it is the cheapest outcome when it works. If you sell and buy on the same day there is no gap and no overlap, so the rent, storage, double move and bridging interest all fall away. The catch is that it needs both chains to hold. If your buyer's finance is late, or their own sale slips, you can end up in default on your purchase. Many sellers deliberately negotiate a short overlap or a short gap as insurance rather than betting on a perfect same-day settlement, and this calculator lets you price that insurance.

Will the bank let me buy before I sell?

It depends on your equity and your ability to service the peak debt. Banks look at total lending across both properties against their combined value, and they prefer closed bridging, where your existing home is already sold with an unconditional contract and a known settlement date. Open bridging, where the home is not yet sold, is harder to get, usually priced higher and often capped at a shorter term. Under the Reserve Bank's LVR restrictions banks may write no more than 20% of new owner-occupier lending above 80% LVR, which is why peak debt above 80% of combined value tends to attract a much harder conversation.

What happens if my house does not sell during the bridging period?

The interest keeps running and the pressure to drop your price grows, which is the real cost of buying first. Doubling the overlap from six weeks to twelve on a $739,000 bridge at 8% takes the interest from $6,821.54 to $13,643.08, and every week you also pay rates, insurance and power on a house nobody is living in. Bridging facilities also have an expiry, and extending one is at the bank's discretion. Model a longer overlap than you hope for before you commit.

Does selling first mean I have to move twice?

Usually, yes, unless you can negotiate a long settlement or a short rent-back from your buyer. You move out to temporary accommodation, put most of your belongings into storage, then move again into the new home. Using the indicative New Zealand rates on this site, storage for a three bedroom household of about 30 cubic metres runs near $150 a week at $5 per cubic metre per week, and the extra handling adds roughly $1,500 on top of a normal move. Against that, temporary accommodation at the national median rent of about $580 a week is often less than the mortgage interest you are not paying during the gap.

Sell Now vs Rent It Out Calculator NZ 2026/27

Is it better to sell my house or rent it out in New Zealand?

There is no single answer, because the result turns almost entirely on the capital growth you assume and the size of the mortgage you keep. Selling converts equity into cash that earns a modest, low-risk return with no ongoing work. Renting keeps a leveraged asset, so a small percentage gain on the whole property value can outweigh a larger percentage gain on your much smaller pile of net cash, but it also concentrates your wealth in one undiversified asset and exposes you to vacancy, maintenance and interest rate risk. Run the numbers with a growth rate you would be willing to defend, then run them again at zero growth to see how much of the case depends on the property rising in value.

Can I still claim mortgage interest on a rental property in New Zealand?

Yes. Inland Revenue confirms that from 1 April 2025 you can claim 100% of the interest you incur on a residential rental property, which is the position for the tax year ending 31 March 2026 and later. Deductibility was phased down and then restored: it was limited to 80% for the year from 1 April 2024 to 31 March 2025, and lower again in earlier years under the interest limitation rules. This calculator applies 100% deductibility.

If my rental makes a loss, can I offset it against my salary?

No. Residential rental losses are ring-fenced. A loss cannot be offset against your salary, wages or business income. It is carried forward and can only be used against future residential property income, or against a taxable gain on a residential property sale. This calculator carries losses forward and offsets them against later rental profits before applying any tax, which is why a cash-negative rental often pays no tax for several years and then starts paying it.

Does the bright-line test apply if I move out and rent my home?

It can. For residential property sold on or after 1 July 2024 the bright-line period is 2 years, measured from your bright-line start date when you bought the property, not from the date you moved out. If you sell more than 2 years after that start date, the bright-line test does not apply at all. If you would sell inside the 2 year window, the main home exclusion only protects you where the dwelling was your main home for more than 50% of the bright-line period and occupied more than 50% of the land. Renting the property out for more than half of that window can therefore turn a tax-free sale into a taxable one. Other land rules, such as buying with an intention to resell, can apply regardless of the 2 year window.

What return should I assume on the money if I sell?

Use a return you could actually achieve after fees and tax, not a headline market number. The Financial Markets Authority projection assumptions used across KiwiSaver and managed fund disclosures, net of fees and after tax at a 28% prescribed investor rate, are 2.5% a year for a defensive or conservative fund, 3.5% for balanced, 4.5% for growth and 5.5% for aggressive. This calculator defaults to 3.5%. If the money is going straight into your next home, the honest comparison rate is closer to the mortgage rate you avoid paying.

What does a property manager cost in New Zealand?

Management fees are usually quoted as a percentage of the rent collected, most commonly in the 7% to 9% range plus GST, with letting fees, inspection fees and contractor coordination charged on top. Because residential rent is an exempt supply, a residential landlord is not GST registered on the rent and cannot claim that GST back, so an 8% fee really costs 9.2% of the rent collected. Set the fee to zero in the calculator if you plan to self-manage, but be honest about the time and the risk you are taking on instead.

What costs do people forget when they keep a home as a rental?

The common omissions are vacancy between tenancies, letting fees, the one-off cost of bringing the property up to the healthy homes standards, which all private rentals have had to meet since 1 July 2025, higher landlord insurance premiums than owner-occupier cover, chattels replacement, and the fact that you will still pay commission and legal fees when you eventually sell. Selling costs do not disappear by delaying the sale, they simply get charged on a larger price later.

How much notice do I have to give a tenant if I decide to sell later?

Under the rules in force since 30 January 2025, a landlord can end a periodic tenancy with 90 days' notice with no reason given, or with 42 days' notice on specific grounds, one of which is that the property has been sold under an unconditional sale and purchase agreement requiring vacant possession. A fixed-term tenancy generally runs to its end date. This matters because it puts a real delay between deciding to sell and being able to hand over an empty house, on top of a median 48 days to sell nationally in June 2026.

Selling a Tenanted Property Calculator NZ 2026

How much notice do I have to give a tenant if I sell the property in New Zealand?

For a periodic tenancy, Tenancy Services states that a landlord must give at least 42 days written notice where the property has been sold under an unconditional sale and purchase agreement with a requirement to give vacant possession. If you have not sold yet and simply want the house empty before you list it, that 42 day ground is not available to you, and you would use the 90 day no cause notice instead. These periods are the rules in force since 30 January 2025 under the Residential Tenancies Amendment Act 2024.

Can I end a fixed term tenancy early because I am selling the house?

No. Tenancy Services is explicit that the landlord cannot give notice to end the tenancy early just because the property has sold. A fixed term runs to its end date. Your options are to sell with the fixed term in place, in which case the buyer takes over as the new landlord on the same terms, or to reach a written agreement with the tenant to end it early, which the tenant does not have to accept. If a party suffers severe hardship the Tenancy Tribunal can end a fixed term early, but a sale on its own is not that.

Does the tenancy end automatically when I sell the property?

No. The tenancy continues and the buyer takes over as the new landlord. Tenancy Services states that the terms and conditions in the tenancy agreement are not affected by the sale. The bond is transferred to the new landlord, and the tenant keeps every right they had before the sale. That is why a sale and purchase agreement has to say clearly whether the property is sold with vacant possession or subject to the existing tenancy.

Can my tenant refuse to let buyers through the house?

The tenant's consent is required. Tenancy Services states that landlords must get the tenant's permission to show potential buyers through the house, as well as professionals such as a registered valuer. In practice a tenant should not unreasonably refuse, but they can set reasonable conditions such as limiting viewings to certain days and times, requiring notice before each viewing and being present. Tenants can also refuse open homes and auctions held at the property. Build the campaign around private viewings by appointment if your tenant will not agree to open homes.

Do I need my tenant's permission to photograph the property for the listing?

Yes. Tenancy Services states that landlords must get the tenant's permission before entering the house to take photos, and that the tenant can refuse to allow photographs of their personal possessions. That means your marketing photography is not guaranteed and needs to be negotiated with the tenant, not simply scheduled by the agency. Agreeing the shoot date, which rooms are included and what gets moved out of frame before the photographer arrives avoids a dispute and a delayed listing.

How often can I inspect or show a tenanted property while it is on the market?

Routine inspections are limited to once every four weeks and need at least 48 hours written notice, and no more than 14 days notice, under Tenancy Services guidance. Entry for repairs or maintenance needs at least 24 hours notice and must be between 8am and 7pm. Buyer viewings sit outside that regime because they need the tenant's agreement rather than a set notice period, which is why the practical answer is a written viewing schedule agreed with the tenant before the property goes live.

Does selling with tenants in place reduce the price I get?

It narrows the buyer pool, which is the mechanism that moves price. An owner occupier who needs to move in cannot buy a property with a tenancy running on unless vacant possession can be delivered by settlement, so on a tenanted listing you are mostly selling to investors. Investors value the property on its yield rather than on how it feels to live in, and a tenanted property with an existing income stream and no reletting cost can genuinely appeal to them. There is no independent New Zealand study that puts a reliable percentage on the effect. Agency marketing material commonly claims vacant possession lifts the price by 5% to 7%, but that is a vendor facing claim rather than measured evidence, so this calculator asks you to set the figure and also shows the break-even discount at which the decision flips.

Can I market the property tenanted and still sell it with vacant possession?

On a periodic tenancy, usually yes, and it is often the best of both worlds because you keep collecting rent during the campaign. You market with the tenant in place, and once the agreement is unconditional and requires vacant possession you serve the 42 day notice. The trap is settlement timing. You cannot serve that notice until the agreement is unconditional, so settlement has to be at least 42 days after the go unconditional date or you physically cannot deliver an empty house. Tell your agent and your lawyer before the contract is drafted, not after. On a fixed term tenancy this route is not available at all.

Vendor Marketing Spend (VPA) Break-Even Calculator NZ 2026/27

Do I have to pay for real estate marketing if my house does not sell?

Yes. This is the single most important fact vendors miss. Settled.govt.nz, the Real Estate Authority's consumer site, states that advertising expenses generally have to be paid up front and they have to be paid even if your property does not sell. Commission is contingent on a sale, marketing is not. If you agree to a $5,800 plus GST campaign and the property is withdrawn unsold, you still owe $6,670.

How much extra does the sale price have to rise to justify a bigger marketing package?

More than the extra spend, because the agency charges commission plus GST on the uplift too. On a $770,000 sale where the premium package costs $4,000 plus GST more than the basic one, the extra you actually pay is $4,600 including GST, and at a marginal commission rate of 2.9% plus GST you need about $4,758.70 more on the sale price to break even. That is 0.62% of the price, or a break-even sale price of $774,758.70.

What is VPA or vendor paid advertising in New Zealand?

VPA stands for vendor paid advertising, sometimes called vendor marketing or the marketing schedule. It is the money the seller pays for the campaign that promotes the property: photography, video, floor plans, portal listings on the major property portals, the signboard, print advertising, brochures and sometimes staging. It is charged separately from commission and is usually invoiced up front.

How much does vendor marketing cost in New Zealand?

There is no fixed price and it is negotiable. A commonly quoted New Zealand range for a standard campaign is roughly $1,700 to $3,500, covering professional photography, portal listings and signage, with a premium portal listing alone costing up to about $2,000. Modest online-only campaigns can be under $1,000 and full auction campaigns with video, print, brochures and staging photography commonly run $5,000 to $10,000 or more. Ask for a written marketing plan with an itemised budget before you agree to anything.

Is GST charged on real estate marketing?

Yes, advertising and marketing services are a standard taxable supply, so 15% GST applies. Agency marketing schedules are commonly quoted GST-exclusive, in the same way commission is, so a $5,800 package is $6,670 payable. A private homeowner is not GST registered and cannot claim that GST back, so the GST-inclusive figure is the real cost. Check your schedule, because some agencies do quote marketing GST-inclusive.

Why is the commission on the extra dollars lower than my headline rate?

Most New Zealand agencies use a tiered structure, for example 3.95% on the first $400,000 then 2% on the balance, plus GST. The headline rate applies only to the first slice of the price. Every extra dollar above the tier cap attracts the lower balance rate, so on a $770,000 sale the commission on an uplift is 2% plus GST, not 3.95%. With a fixed-fee agency the marginal rate can be zero within a price band, which means an uplift is yours in full until the next band starts.

Can I refuse or reduce the marketing package the agent proposes?

Yes. Settled.govt.nz says you usually pay extra for marketing the property, but you do not have to pay extra if you do not want to. The marketing schedule is part of the agency agreement and is negotiable line by line. You can decline print advertising, drop a premium portal upgrade to a standard one, or ask the agency to contribute. If you have already signed a sole agency agreement and want out, section 130 of the Real Estate Agents Act 2008 lets you cancel it in writing by 5pm on the first working day after you are given a copy.

Does spending more on marketing actually get a higher price?

Sometimes, but nobody can promise it, and no New Zealand data set proves a fixed return per dollar spent. What extra spend reliably buys is reach, meaning more of the right buyers see the property, and competition between buyers is what lifts a price. The useful question is not whether marketing works in general, it is whether the specific extra items in the premium package plausibly reach buyers the basic package would miss by enough to clear the break-even uplift on this page. Professional photography and the main portal listings do most of the work for most properties.

Auction Day Cash Required Calculator NZ

Can I use KiwiSaver for an auction deposit?

Not for the deposit payable on the day. A KiwiSaver first home withdrawal is paid to your solicitor's trust account and is applied at settlement, and the provider needs notice to process it. The money never reaches you in time to hand over when the hammer falls. This catches a great many first home buyers, who count their KiwiSaver towards the deposit without realising it arrives weeks after the moment they need it.

When is the auction deposit payable?

Immediately on the fall of the hammer. You sign the agreement there and then and the deposit is payable under the auction terms, usually straight away or within a very short period specified in those terms. There is no cooling off period and no conditions, which is the fundamental difference between buying at auction and buying by negotiation.

How much is an auction deposit in New Zealand?

Ten per cent of the purchase price is the common figure, but it is set by the auction terms for that particular property rather than by any rule, and it can be different. The terms are available before the auction and should be read, because a deposit percentage higher than you expected is not something to discover while the bidding is running.

What happens if I win and cannot pay the deposit?

You are in breach of a contract you have already signed. The vendor can cancel and pursue you for their loss, which includes any shortfall if the property later sells for less, plus their costs. Winning a bid you cannot fund is significantly worse than not bidding, which is why the number worth knowing before you raise your hand is the one this page produces.

Does a pre-approval mean I can bid safely?

No. A general pre-approval is conditional on a satisfactory valuation of the specific property, and an auction bid is unconditional. If the valuation comes in below your winning bid, the shortfall is yours to fund and you are already bound. Bidding sensibly means having finance approved for that particular property, not relying on an approval that has never seen it.

Auction Reserve Calculator NZ

What is an auction reserve?

The reserve is the price the vendor sets as the minimum they will sell for on the day. Bidding below it does not sell the property. Once bidding reaches the reserve the property is on the market and will sell to the highest bidder. The reserve is confidential between the vendor and the agent, and it is normally set or confirmed shortly before the auction rather than at the start of the campaign.

What happens if the property does not reach the reserve?

It is passed in, meaning it does not sell under the hammer. The highest bidder usually gets the first opportunity to negotiate with the vendor, and if that does not produce a sale the property typically goes to the market by negotiation. The marketing has already been spent either way, which is the real cost of setting a reserve above what the market will pay.

Should I set the reserve at my appraisal?

The appraisal answers what the property might sell for, which is a different question from what you need it to sell for. Setting the reserve from the appraisal risks either leaving money on the table or, more commonly, setting a level you cannot actually afford to accept. Working backwards from the amount you need to walk away with produces a figure you can defend, and comparing it against the appraisal then tells you whether the plan is realistic.

What if the reserve I need is above the appraisal?

That is important information and it is better learned before the campaign than after it. It means the sale cannot deliver what you need at current market values, and the options are to reduce what you need, to accept less, to sell by another method, or not to sell yet. Running an auction campaign with a reserve above the market spends the marketing budget on a result that was arithmetically unavailable.

Is a vendor bid the same as a real bid?

No. A vendor bid is a bid made on the vendor's behalf by the auctioneer, and it can only be made below the reserve and only if the auction has been advertised as allowing it. Its purpose is to move bidding along, not to buy the property. New Zealand auction rules require vendor bids to be clearly identified as such when they are made.

NZ Bonus & Commission Tax Calculator

How is tax calculated on a bonus in NZ?

Bonuses and other extra emoluments are taxed using the 'annualisation method'. Add the bonus to the employee's expected annual income, work out the marginal tax rate that would apply to that combined amount, and apply that rate to the bonus. For example, a $5,000 bonus paid to someone earning $70,000 (already in the 30% bracket) is taxed at 30% if the bonus keeps them in that bracket, or partly at 30% and partly at 33% if it pushes them into the next bracket.

What counts as an extra emolument?

Extra emoluments include performance bonuses, productivity payments, retrospective pay rises (back-pay), gratuities, ex gratia payments, payments in lieu of notice, redundancy and retiring payments (taxed in full, with no general exemption), and one-off lump sums. Sales commission can be either ordinary salary or extra emolument depending on whether it's a regular part of pay (ordinary) or an irregular bonus (extra emolument). Annual leave taken is NOT an extra emolument.

Is KiwiSaver and ACC deducted on bonuses?

Yes. Bonuses and commissions are part of gross earnings, so KiwiSaver employee contributions, employer contributions, ESCT, and ACC earners' levy all apply. Student loan deductions also apply (12% over the threshold). The 'extra emolument' classification only affects the income tax rate, not the other deductions. The bonus IS subject to standard KiwiSaver employer contribution rules unless the employee is on a contributions holiday.

Why is my bonus taxed at a different rate to my salary?

PAYE is normally calculated as if you'll earn that pay rate for 52 weeks. A bonus added to a normal pay period would push your 'annualised' weekly income way above your real annual income, over-taxing the bonus. The extra emolument method fixes this by treating the bonus separately and applying the correct marginal rate based on actual expected annual income. The result is closer to your true tax liability and reduces the year-end square-up.

Auctions vs Deadline Sales and Tenders

What is the difference between an auction and a deadline sale?

An auction is a public, unconditional bidding process on a set day; a deadline sale invites offers by a date and often allows conditional offers.

Are auction purchases conditional?

Usually not. Auction bids are unconditional, so you need your finance, builder's report and legal checks done before you bid.

Can I make an offer before a deadline sale closes?

Sometimes, if the vendor accepts pre-deadline offers, but many hold firm to the advertised deadline date.

Which is better for buyers?

It depends. Deadline sales can allow conditional offers and more time, while auctions suit buyers who are fully prepared and want a transparent process.

The Cost of Selling a House in NZ

How much does it cost to sell a house in New Zealand?

The largest cost is usually agent commission, charged on the sale price plus GST, followed by marketing, which is generally paid by the seller and often payable whether or not the property sells. Then legal fees for conveyancing and discharging the mortgage, presentation and repairs, and moving costs. A fixed-rate mortgage may also carry a break cost set by your lender.

Is real estate commission negotiable in New Zealand?

Yes. The rate, the tier structure, any fixed administration fee and whether marketing is included can all be discussed. Rates vary by office, region and property because most large brands are franchise networks where each office sets its own fee. The negotiation has to happen before the agency agreement is signed.

Do I have to pay for marketing if my house does not sell?

In most agency agreements, yes. Vendor-paid advertising is the New Zealand norm and is usually payable regardless of the outcome. What happens to marketing costs if the campaign ends without a sale is set out in the agency agreement, so read that clause before signing.

Do I need a lawyer to sell a house in New Zealand?

Yes. A lawyer or conveyancer prepares and checks the agreement, handles the deposit, arranges the discharge of your mortgage, apportions rates and completes the electronic transfer of title through Landonline. This applies whether you sell through an agent or privately.

Deciding to Sell Your Home in NZ

Should I sell my house first or buy first in New Zealand?

Neither order is safe in all conditions. Selling first means you know your budget exactly and cannot end up owning two properties, but you may need somewhere to live between settlements. Buying first means you know where you are going, but you have committed to a price before knowing what your own house will achieve, and any shortfall is yours to fund. An offer conditional on your sale gives you both protections but is a weaker offer.

What does it cost to sell a house in New Zealand?

The main costs are agent commission if you use an agent, marketing, legal fees for conveyancing and discharging your mortgage, any repairs or presentation work, and moving costs. If your mortgage is on a fixed rate there may also be a break cost, which your lender calculates against rates on the day rather than from a published formula. Ask for that figure in writing before you list.

Is there a best time of year to sell a house in New Zealand?

Listing volumes do rise in spring, but a busier market brings more buyers and more competing listings at the same time, so the two effects partly cancel. Nobody can reliably tell you where prices will be in six months. Condition, price, sale method and the agency agreement you sign are all within your control and matter more than the month.

Do I have to sign an agency agreement at the appraisal?

No. An appraisal is an opinion of value and commits you to nothing. The agency agreement is the contract that sets commission, the term and how you can cancel, and there is no reason to sign it in the same meeting where you first hear a price. Take it away and have a property lawyer read it.

Commission-Only Income Calculator NZ

How do I budget on commission income?

Work out a realistic average, set tax aside from each payment, and pay yourself a steady monthly draw below your average so good months build a buffer for lean ones. This calculator helps you set those figures.

How much tax should I set aside on commission?

Set aside around your marginal tax rate on the income that is not taxed at source. The calculator estimates the tax on your total income so you can reserve the right amount.

How do I cope with variable income?

Pay yourself a steady wage from a buffer rather than spending each payment as it lands. Budget around a conservative average, not a good month, so a quiet stretch does not catch you out.

Cost of Selling a House Calculator NZ

What does it cost to sell a house in New Zealand?

The biggest cost is real estate agent commission, commonly around 2.5 to 4 percent of the sale price plus GST, followed by marketing, legal fees, and any staging or repairs. On a typical sale this runs to tens of thousands of dollars.

Is GST charged on agent commission?

Yes. Real estate commission attracts 15 percent GST. Make sure you know whether a quoted commission rate includes or excludes GST, as it makes a material difference to the total.

Do I pay tax when I sell my home?

Your main home is generally exempt, but the bright-line test can apply to rentals and other property sold within the relevant period. This tool covers selling costs, not tax. Check the bright-line rules separately if it is not your main home.

Cross-Sell Rate Calculator

What is a cross-sell?

A cross-sell is when a customer buys a different product alongside the one they already have, rather than a bigger version of it. It broadens the relationship instead of deepening a single line. Bundles and add-on products are common ways to drive it.

Is cross-sell rate the same as attach rate?

They are closely related and often used to mean the same thing, the share of customers holding more than one product. Some teams measure attach rate per primary product instead. Pick one definition and apply it consistently.

How can I improve my cross-sell rate?

Make complementary products easy to discover, bundle them sensibly, and prompt at the moments customers see value. Onboarding and renewal are natural points to introduce a second product. Track the rate by segment to see what is working.

Market Rent Appraisal Estimator NZ

How is market rent estimated?

One quick way is to apply a gross rental yield to the property value: yearly rent equals value times yield, and weekly rent is that divided by 52. The right yield depends on the area and property type, so check local comparables.

What is a typical rental yield in New Zealand?

Gross yields vary widely by location, often around 3 to 5 percent in the main centres and higher in some regions. Lower-value areas tend to have higher yields. Use recent rents for similar nearby properties to pick a realistic figure.

How do I set rent legally?

Rent must reflect market rates, and Tenancy Services publishes market rent data by area and bedroom count. This tool gives a quick estimate; confirm against real comparable listings and the official market rent figures before setting or reviewing rent.

Real Estate Commission Calculator NZ 2026

Is real estate commission negotiable in New Zealand?

Yes. Commission is set by each agency rather than by law or by any industry body, and it is a term of the agency agreement you sign. That agreement is the point at which you have the most leverage, because once it is signed the rate is contractual. Agencies differ in how much they will move, and some fixed-fee agencies do not negotiate at all because the fee is their whole proposition.

Does the commission include GST and marketing costs?

GST at 15% is added on top of the commission and any administration fee, so a rate quoted without GST understates what you pay by about a seventh of the total. Marketing is usually charged separately again, and in most agreements it is payable whether or not the property sells, so the commission figure alone is not the full cost of selling.

Why do some agencies here show an indicative rate rather than a real one?

Because they do not publish their pricing. Only two of the twelve agencies compared on this page publish a full rate card that can be traced back to the agency itself, and one more publishes its minimum and ancillary fees but not its headline rate. For the rest, a typical New Zealand structure is shown as a placeholder and labelled indicative. Ask any agency for its own figures in writing before you sign.

Sales Commission Calculator

How is sales commission calculated?

Commission is qualifying sales multiplied by the commission rate. With a threshold, qualifying sales are total sales above the threshold. With no threshold, all sales count.

What does the threshold do?

The threshold is a sales level a rep must clear before any commission is paid. Only sales above it qualify. Setting it to zero means commission applies to every dollar of sales.

Should commission be on revenue or profit?

Both are used. Paying on revenue is simple but can encourage discounting, while paying on gross profit protects margin. Decide the basis up front and apply it consistently across the team.

Sell Shares to Buy a House vs Keep Calculator NZ

Should I sell shares to boost my deposit?

It comes down to whether your shares are likely to grow faster than the mortgage interest you would save by borrowing less. If your expected share return is above the mortgage rate, keeping them can win; if it is below, selling and borrowing less usually wins.

What does this calculator compare?

It compares the growth you would expect by keeping the shares against the extra mortgage interest you would pay by borrowing that amount instead of using the shares for your deposit, over the years you choose.

What does it leave out?

It ignores tax, including possible foreign investment fund rules on overseas shares, the volatility and uncertainty of share returns, and that mortgage interest is paid with after-tax money. Treat the result as a guide, not a guarantee.

Trade-In vs Sell Privately Calculator NZ

Is it better to trade in or sell privately?

Selling privately usually gets a higher price, but a trade-in is faster and easier. This calculator shows the dollar difference after your selling costs, so you can decide whether the extra money is worth the time and effort of selling the car yourself.

What costs are involved in selling privately?

Common costs include online advertising listings, a professional groom or valet to present the car well, and any minor repairs or servicing to make it sell. Factor these in, along with the value of your own time, when comparing against a trade-in offer.

Can I negotiate a trade-in?

Yes. Dealers often have room to move on a trade-in, especially when bundled with a new car purchase. Get a private valuation first so you know what your car is worth, then use that knowledge to push for a better trade-in figure or decide to sell privately.

Commission Calculator

How do I calculate commission?

Multiply the sale amount by the commission rate as a decimal. A 5% commission on a $20,000 sale is 20,000 times 0.05, which is $1,000. Add any base salary to get total pay.

Is commission taxed?

Yes. In New Zealand, commission is taxable income and has PAYE deducted like wages. Large one-off commissions can push income into a higher bracket for that pay period, so the tax taken can look high. The figure here is gross commission, before tax.

Selling a home questions, answered

Is real estate commission negotiable in New Zealand?

Is GST charged on real estate commission?

Does the commission include marketing and advertising?

What does an indicative rate mean on this page?

Why are the agencies split into three tiers instead of one ranking?

How does a tiered commission structure work?

Why do some agencies show a negotiated fee instead of a number?

When is real estate commission payable in New Zealand?

Does a cheaper agency mean a lower sale price?

What is a real estate appraisal in New Zealand, and is it the same as a valuation?

What rules must a New Zealand agent follow when giving an appraisal?

Is the council rating value (RV or CV) the same as market value?

How far above the RV should my house sell for?

Why do different agents give me very different appraisals for the same house?

How do I ask an agent to justify their appraisal?

Is a high appraisal automatically a warning sign?

What can I do if I think my appraisal was inflated to win the listing?

What is the difference between an auction and a deadline sale in New Zealand?

Is an auction more expensive for the seller?

What happens if my property is passed in at auction?

How many New Zealand properties actually sell by auction?

How long does each method of sale take?

Do I still have to pay for marketing if the property does not sell?

Which method of sale gets the highest price?

Is the commission rate different depending on the method of sale?

How much do I actually get when I sell my business?

What is the difference between a share sale and an asset sale?

What is depreciation recovery and why does it cost me?

How does GST work on a business sale in New Zealand?

Should I count my shareholder current account as sale proceeds?

How likely is an earnout to be paid in full?

Is the sale of a business taxable in New Zealand?

How is this different from a business valuation?

Is real estate commission negotiable in New Zealand?

How much does negotiating 0.5% off commission actually save?

Is GST charged on real estate commission in New Zealand?

Is marketing included in the commission?

What is the difference between a sole agency and a general listing?

Can I cancel an agency agreement after I have signed it?

Should I negotiate the commission rate or the marketing budget?

Does a lower commission mean a worse sale result?

Is a flat fee or a percentage commission cheaper when selling a house in New Zealand?

What is the break-even sale price between a flat fee and a commission?

Is real estate commission in New Zealand quoted including GST?

Does a fixed-fee agency include marketing and advertising?

Is the cheapest fee always the best outcome when selling?

Can I negotiate a percentage commission down instead of switching to a fixed fee?

Why does the calculator stop comparing above a fixed-fee agency's top price band?

How accurate are the fee structures used in this calculator?

How long does it take to sell a house in New Zealand?

What is REINZ median days to sell and what does it actually measure?

How long is a typical auction campaign in New Zealand?

When does a house sale become unconditional in New Zealand?

How long is settlement after going unconditional?

What does it cost me to keep a house on the market for an extra week?

Should I hold out longer for a higher price?

Does days to sell vary by region and property type in New Zealand?

How much money do I actually get when I sell my house in New Zealand?

Is GST charged on real estate commission in New Zealand?

Does my mortgage come out of the sale price or do I pay it separately?

Will I pay a break fee for repaying my fixed rate mortgage early?

Do I pay tax when I sell my house in New Zealand?

How is bright-line tax on a house sale calculated?

What does it cost to sell a house in New Zealand?

What is the difference between this and the cost of selling a house calculator?

How much of the commission does a real estate agent actually keep in New Zealand?

What is a typical commission split between a salesperson and their agency in New Zealand?

Do real estate agents pay GST on their commission?

When does a real estate salesperson have to register for GST?

How much tax should a real estate agent set aside from each commission cheque?

Do self-employed real estate agents pay ACC levies?

When do real estate agents have to pay provisional tax?

Is real estate commission taxed differently from a salary in New Zealand?

Should I sell first or buy first in New Zealand?

What is bridging finance and what does it cost in New Zealand?

How is the bridging amount worked out?

What does the break-even market movement mean?

Can I just match the settlement dates instead?

Will the bank let me buy before I sell?