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Home › Sell Property › How to Sell an Apartment in NSW
Selling an apartment in New South Wales comes with its own set of rules, buyer expectations and market conditions. Many owners assume the process is the same as selling a house. It rarely is. Apartments involve strata laws, building management, shared facilities and a different style of marketing that focuses on lifestyle and convenience. This guide walks you through every step so you know exactly what to prepare, how to avoid delays and what buyers look for in a NSW apartment. You will also learn how to choose the right agent, price your unit accurately and manage inspections in a building with lifts, security and limited visitor parking.
If you are thinking about selling soon and want to feel confident about your next step, the best place to start is comparing top-performing NSW agents. The right specialist can increase your sale price, shorten your days on market and handle the complexities of strata selling for you.
Key Takeaways Selling an apartment in NSW involves extra steps because of strata laws, building documentation and shared facilities. Prepare early by ordering your Section 184 Certificate, by-laws, AGM minutes, financial statements and any details on planned works. Choose a sales method suited to your apartment type. Private treaty suits most units. Auctions work best for premium or unique apartments. Select an agent who regularly sells apartments and understands strata rules, building comparisons and investor demand. Manage inspections carefully. Lift bookings, security access and parking all impact buyer experience. Understand cooling-off rules, deposits and the 42-day settlement typical for NSW strata sales. Sydney apartments usually sell within 25–45 days depending on location, building condition and supply. Following a clear, structured process helps you avoid delays and achieve a stronger sale price.
Key Takeaways
Next step: Compare real estate agents in your suburb. Find trusted apartment specialists, see their sales results and choose with confidence.
Selling an apartment is different to selling a freestanding home for several reasons. Buyers look at more than the unit itself. They want to understand the building’s condition, the strata of financial health and the lifestyle offered by the surrounding area. NSW also has the highest proportion of apartment dwellings in Australia according to ABS Census data. This means competition can be strong, especially in Sydney where owners often sell in buildings with dozens of similar layouts.
Apartment sales also rely heavily on strata laws. These govern everything from building maintenance to renovation approvals. Every buyer will assess your unit based on noise levels, privacy, parking and lift access. These factors influence price and days on the market well before negotiations begin.
Different parts of the state experience different levels of demand. Sydney CBD, the Eastern Suburbs, Inner West and North Shore typically have stronger demand from investors and owner-occupiers. Regional centres such as Newcastle, Wollongong and Gosford show healthy interest too. Though buyer preferences vary based on local infrastructure, university proximity and employment hubs.
Selling an apartment in NSW requires more legal preparation than selling a house because strata laws regulate how the building is managed, how renovations are approved and what must be disclosed to buyers. These laws sit primarily under the Strata Schemes Management Act 2015, Strata Schemes Development Act 2015, and the Conveyancing (Sale of Land) Regulation 2022. Understanding these rules early helps prevent delays, protects you from legal risk and ensures buyers feel confident about your apartment.
Strata documents give buyers a clear picture of the building’s financial health, maintenance history and governance. NSW buyers are especially cautious with apartments. They rely heavily on documentation to assess future costs and risks, so preparing these items in advance is one of the smartest decisions a seller can make.
These documents help buyers understand the condition of your building and the long-term financial commitments. Some are legally required to be disclosed. Others are essential for informed decision-making.
While not a legal requirement for sellers, a strata inspection report is one of the first things a buyer will order. It reviews:
Providing this early builds trust and reduces the chance of a buyer withdrawing during their cooling-off period.
Under the Conveyancing (Sale of Land) Regulation 2022, sellers must disclose information that materially affects the property. Meeting minutes are essential for understanding:
These must be ordered from the Owners Corporation or strata manager.
Buyers want to see if the building has recently undergone:
This context helps them estimate future levies.
Sellers must disclose:
This falls under the requirement to disclose material facts and financial obligations.
Under the Strata Schemes Management Act 2015, Owners Corporations must maintain two funds. Buyers assess these carefully because:
This is one of the strongest predictors of buyer confidence.
This is a compulsory disclosure under the Strata Schemes Management Act 2015, Section 184. It includes:
This certificate must be included in the Contract for Sale.
Under the Environmental Planning and Assessment Regulation 2000, all strata buildings must file an Annual Fire Safety Statement (AFSS). Buyers often request this to confirm:
A non-compliant building can reduce buyer confidence and affect finance approval.
By-laws form part of the Section 184 Certificate and must be disclosed. Buyers check for:
Providing clear copies prevents misunderstandings during negotiations.
Unapproved renovations in apartments can cause major legal and financial issues. NSW law is clear about what requires approval:
Under Strata Schemes Management Act 2015, Section 109, cosmetic work does not require approval. These include:
Under Section 110, minor renovations require Owners Corporation approval. Examples include:
Under Section 111, major renovations require:
This applies to:
If you sell with unapproved works:
Sellers should resolve any unapproved works before listing. You may need retrospective approval, known as a common property rights by-law, which must be registered with NSW Land Registry Services.
Avoid long days on market. Connect with agents who specialise in apartment sales and know how to stand out in buildings with similar layouts.
Apartments behave differently to detached houses, so choosing the right sales method is crucial. Strata rules, building reputation and the availability of multiple similar units influence how buyers think and how confident they feel when making an offer. In many buildings, buyers compare your apartment to several recent sales. This makes your sales method a strategic decision, not a formality.
In NSW, particularly Greater Sydney, unit buyers tend to be analytical. They often review strata reports, check levy amounts and compare layouts before taking action. This means your selling method must support the way apartment buyers make decisions. The right method creates urgency without eliminating buyers who need time to do their due diligence.
Below is how each method performs in the apartment market and the logic behind when to use it.
Private treaty is the most common choice for selling apartments in NSW because it aligns with both buyer behaviour and the realities of strata living.
Standard one- or two-bedroom apartments, investor-friendly buildings, first-home buyer stock and units in Sydney’s middle-ring suburbs.
Auctions can deliver exceptional results for apartments when there is genuine scarcity. This method plays on urgency, emotional competition and Sydney’s well-established auction culture.
Unique apartments, premium buildings, tightly held complexes, units with standout views or layouts, or suburbs with high auction clearance rates.
Off-market sales are becoming more common for apartments, especially in NSW where investor networks and building communities are strong.
Investor-targeted units, boutique or prestige buildings, sellers who want privacy, or apartments with ready-made local demand.
Choosing the right real estate agent is one of the most important decisions you will make when selling an apartment in NSW. Units have a different buyer pool, different marketing needs and a more complex legal framework because of strata. An agent who specialises in apartments understands these nuances. They know how to present your unit’s strengths, negotiate around common concerns and attract the right mix of owner-occupiers and investors.
A strong agent can also identify the profile of the most likely buyer. This helps tailor your pricing and marketing strategy so you attract serious interest early. Apartment-experienced agents will also know how to manage issues such as high strata fees, upcoming capital works or competition from other units in the same building.
Before selecting an agent, ask questions that specifically relate to apartment sales. A general suburban house agent may not be the right fit for a unit in a mid-rise or high-rise building.
Key questions to ask your agent include:
An agent with apartment expertise will give you honest feedback on your presentation, pricing and time frames. They will also know how to handle common buyer hesitations such as noise concerns, natural light and building age.
Selling an apartment requires precision because buyers compare your unit against many others. A skilled apartment-focused agent improves your result in several ways.
A generalist might treat the campaign like any other listing. A specialist understands your building, your buyer and your competition.
Correct pricing is one of the most important factors in achieving a strong result when selling an apartment in NSW. Unlike houses, where land value drives price, apartment prices depend heavily on building characteristics, layout efficiency and buyer demand within that specific complex. Buyers compare your unit against recent sales in the same building, similar buildings nearby and even upcoming off-the-plan developments.
In Sydney, price sensitivity is high. Apartment buyers carry out detailed research. They review previous sales, strata fees and building reputation. Pricing too high can push buyers toward competing listings. Pricing too low can leave money on the table. An experienced apartment agent will use building-specific evidence to set a realistic yet optimistic price guide that attracts interest while still protecting your final result.
Apartment pricing is influenced by a unique formula that balances internal features with building-wide considerations. These are the factors buyers evaluate first.
Size remains one of the biggest price indicators. Yet layout can be just as important. NSW buyers value:
Even a small difference in layout efficiency can shift price expectations across a building.
Height matters in apartment pricing. Higher floors often command a premium because they offer better sunlight, reduced noise and improved views. Apartments facing courtyards or quiet streets sell differently to those facing major roads or neighbouring towers. Water, city or district views significantly lift buyer interest.
Buyers in NSW often check whether a building has a history of issues such as:
Well-maintained buildings with modern amenities such as gyms, pools, rooftop terraces or concierge services often attract higher prices and sell faster, especially in Sydney’s premium suburbs.
This is a unique pricing factor for apartments and a major point of scrutiny. Buyers look closely at:
A healthy strata fund increases buyer confidence. A poorly funded building can reduce your price or lengthen your days on market.
Accurate comparison is essential for pricing an apartment correctly. Your agent should review:
Comparing properly ensures your apartment is priced based on real market behaviour, not guesswork.
Apartment demand in NSW changes based on broader market conditions. Your pricing strategy should reflect the dominant buyer group at the time of selling.
Investors tend to focus on rental yields, vacancy rates, strata fees and maintenance costs. They also respond strongly to interest rate movements. When investors are active, smaller one-bedroom apartments and units close to transport tend to perform well.
Owner-occupiers place more value on liveability. They focus on natural light, layout, building amenities and neighbourhood lifestyle. In these conditions, larger two-bedroom and three-bedroom units typically command premium pricing.
Understanding whether your apartment appeals more to investors or owner-occupiers helps position your price guide effectively.
Open homes in apartment buildings require more planning than inspections for freestanding houses. Lifts, security systems, parking, noise and building rules all influence the buyer experience. A smooth, well-organised inspection helps buyers feel confident about your apartment and the building as a whole. Conversely, poor logistics can make the building feel inconvenient or difficult to live in.
In NSW, most unit buyers view multiple apartments in the same area on the same day. This means your inspection needs to be organised, stress-free and visually appealing. Good preparation removes friction and helps your apartment stand out from nearby listings.
Many apartment buildings, especially high-rise Sydney complexes, have shared lifts and controlled access. To prevent queues or delays on inspection day:
A seamless entry sets the tone for the entire inspection.
Buyers often judge a building by its sense of security. Before inspection day:
A clean, functional entry makes the building feel well managed.
Noise and privacy are major concerns for apartment buyers, especially in dense areas such as Sydney CBD, Inner West or North Shore. Improve first impressions by:
Buyers stay longer, ask more questions and feel more positive when the apartment feels peaceful.
Visitor parking is often scarce in NSW apartment buildings which can frustrate buyers before they even reach your door. To improve accessibility:
Smooth access increases attendance and prevents buyers from giving up before inspecting.
You need someone who can explain levies, by-laws and building history confidently to buyers. We’ll help you find the right fit.
Once inspections begin and interest builds, buyers will start submitting offers or requesting contract reviews. Apartment buyers often take a more cautious and analytical approach than house buyers because strata rules, levies and building history influence their decision. Your goal is to give them confidence while protecting your negotiation strength.
Understanding common buyer questions, typical conditions and how to navigate different buyer types helps you secure a higher sale price with fewer complications. A skilled apartment-focused agent will guide you through this process and present each offer with context so you can make informed decisions.
Buyers of NSW apartments ask more detailed questions than house buyers because they evaluate both your unit and the building as a whole. Being prepared builds trust and speeds up negotiations.
Buyers want to know what levies cover, whether they are likely to increase and how the building compares to similar developments. High levies are not always a negative. They may reflect high-quality amenities or proactive maintenance.
Many buyers ask whether pets are allowed. Under NSW strata laws (Strata Schemes Management Act 2015), blanket pet bans are no longer enforceable unless there are exceptional circumstances. Provide the building’s by-laws to clarify what types of pets are permitted.
Buyers often want to know how easy it is for guests to find parking. If your building has limited visitor spots, highlight nearby street parking or public transport options.
Noise is a major concern for apartment buyers. They may ask about:
Being transparent helps avoid post-sale disputes.
Buyers want to know if the building is planning upgrades such as lift replacements, waterproofing or façade work. Full disclosure is required under NSW law when these works are approved or likely.
Apartment negotiations vary depending on whether the buyer is an investor or an owner-occupier. Your strategy should adjust to their motivations and concerns.
Investors focus on:
Your agent should:
Investors usually negotiate harder on price. They respond best to data-driven arguments.
Owner-occupiers care about:
Owner-occupiers often pay more when the apartment feels like “the one”.
Accept early if:
Wait if:
Your agent should guide you with real-time insights and comparable sales.
Once you accept an offer on your apartment, the legal process in NSW follows a clear, regulated pathway designed to protect both seller and buyer. For strata property, there are additional steps involving building documentation and Owners Corporation requirements. Understanding each stage ensures your sale progresses smoothly and avoids delays, disputes or breaches of contract.
In NSW, the Contract for Sale must be fully prepared before you can advertise your apartment. After this, every step follows a set sequence governed by NSW property law.
Cooling-off periods in NSW are controlled by the Conveyancing Act 1919 and apply differently depending on the method of sale.
For private treaty transactions, buyers receive a 5-business-day cooling-off period unless:
During cooling off:
Your conveyancer will manage all notices and confirmations.
Under NSW law, there is no cooling-off period if:
This means buyers must have finalised finance, legal checks and strata review before bidding.
Deposit requirements are governed by the Property, Stock and Business Agents Act 2002 and standard NSW conveyancing practice.
Deposits can be made by EFT or bank cheque. Your agent must provide a trust account receipt in compliance with NSW regulations.
Settlement in NSW is the final stage where legal ownership transfers to the buyer.
The standard settlement period is 42 days, unless specified otherwise in the Contract for Sale. Shorter or longer settlement periods can be negotiated depending on:
Because apartments involve shared ownership, strata-related steps must be completed:
Under NSW practice (not legislated but standard procedure), buyers are entitled to a final inspection within the last few days before settlement. This ensures the property is in the same condition as when exchanged.
For apartments, buyers typically check:
Being proactive and preparing the apartment for this inspection helps avoid last-minute disputes.
The time it takes to sell an apartment in NSW depends on location, buyer demand, supply levels within each building, and broader market conditions such as interest rates and investor activity. Apartments generally follow different timelines compared with houses. This is because apartment buyers often take more time to review strata documents, compare similar units and confirm finance approval.
In most NSW markets, apartments take slightly longer to sell than houses. Though this varies widely between Sydney’s inner suburbs, outer suburbs and regional areas. Understanding typical timeframes helps you set realistic expectations and identify the type of agent who can shorten your campaign length.
Apartments in high-demand urban areas tend to sell the fastest because these regions attract a mix of owner-occupiers, investors, downsizers and young professionals. These buyers make decisions quickly when they find the right layout, building quality and lifestyle features.
Typical timeframe: 25–35 days on market Shorter for:
Campaigns may take slightly longer if the building has unresolved maintenance issues or if strata fees are unusually high compared with neighbouring complexes.
These areas attract many first-home buyers and investors who compare listings very carefully. Buyers here are price-sensitive. They often require additional time for finance approval and may review multiple strata reports across several developments.
Typical timeframe: 35–50 days on market
Timeframes are shorter when:
Timeframes increase when there are multiple similar apartments available simultaneously.
Regional apartment markets have become more competitive in recent years due to population growth, remote work adoption and affordability compared with Sydney. These regions attract downsizers, investors and lifestyle buyers who want coastal or city-fringe living.
Typical timeframe: 30–45 days on market
Newer developments or apartments with ocean views often sell faster. Older buildings with high maintenance requirements tend to sit longer unless priced well.
The apartment market is more sensitive to supply than the house market. Time on market increases when:
Time on market decreases when:
Your agent should monitor nearby supply closely so your sale timing and pricing strategy match the current cycle.
Your apartment deserves the right strategy. Compare agents based on recent unit sales, reviews and negotiation results.
Selling an apartment in NSW involves more moving parts than selling a house. This checklist brings everything together so you can stay organised, meet legal requirements and avoid delays. Working through these items before launching your campaign will make the sale smoother for you, your agent and your buyers.
Order all required strata documents early, including the Section 184 Certificate, financial statements, AGM minutes, by-law summaries and any records of upcoming works.
Your solicitor or conveyancer must prepare the Contract for Sale before your apartment can be publicly advertised according to NSW law.
Maximise space and light by removing excess items, cleaning thoroughly and presenting every room clearly.
Address items buyers notice immediately, such as peeling paint, mould, cracked tiles, loose fittings and minor repairs.
Let building management know you are selling so they can assist with:
Choose an agent who specialises in apartment sales and understands strata rules, building comparisons and investor demand.
Ensure your agent builds a strategy that showcases:
Coordinate open homes around building access, lift availability and parking to ensure smooth buyer flow.
Discuss your price expectations, negotiation boundaries and how your agent will handle investor versus owner-occupier enquiries.
Confirm your preferred settlement timeframe (standard is 42 days in NSW) and plan your move accordingly.
You must provide a Contract for Sale that includes a Section 184 Certificate, strata by-laws, AGM minutes, insurance details, levies, financial statements, and any known issues affecting the building. Buyers also expect access to a recent strata report.
Sellers are not legally required to provide one. Though it is strongly recommended. Most buyers will order a strata report anyway. Supplying it early can prevent delays and reduce the risk of buyers withdrawing during cooling off.
Key factors include size and layout, level and outlook, building reputation, strata financial health, recent comparable sales and buyer demand from investors or owner-occupiers.
Buyers look at quarterly levies for the Administrative and Capital Works Funds. Costs vary based on building age, amenities and maintenance needs.
Yes, if the renovation involved structural work, waterproofing, plumbing, flooring changes or anything affecting common property. These require Owners Corporation approval under NSW strata laws.
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