Good morning everyone
Sale of Residential Property by Auction in New South Wales: Legal Framework and Key Obligations
I have been asked by several clients to explain the processes required to either to sell or buy their home by auction.
Auctions remain a common method of selling residential property in New South Wales. While commercially attractive for vendors, auctions are subject to a strict statutory regime designed to ensure transparency, fairness, and consumer protection. This newsletter outlines the governing legislation and the respective obligations of real estate agents/auctioneers and vendors, with particular emphasis on reserve price requirements.
The conduct of property auctions in New South Wales is primarily governed by the Property and Stock Agents Act 2002 and the Property and Stock Agents Regulation 2022. These instruments regulate licensing, auction procedures, bidder requirements, and prohibited conduct.
The key features of selling your property by auction for a vendor are:
The contract is unconditional upon the fall of the hammer;
There is no cooling-off period;
The successful bidder must immediately sign the contract and pay a deposit (typically 10%); and
The sale is subject to the reserve price set by the vendor.
The additional key features of purchasing a property at auction for a purchaser include:
Research the location and area to ensure the property meets as far as possible all your needs (noise, sunlight, traffic, water runoff etc.);
Ensure that you have had the contract for sale vetted by a solicitor or conveyancer and undertaken negotiations regarding any adverse conditions;
Undertake before the auction, a property and/or pest inspection that you require; and
Set your upper price limit before the auction and ensure that you have the funds to finalise the purchase;
To sell a property by auction the real estate agent must be licenced and accredited as an auctioneer or uses the services of an accredited auctioneer. Prior to the auction commencing the agent is required to provide prospective bidders with a Bidder’s guide and prominently display the auction conditions at the auction site. All prospective bidders need to be identified and registered into a Bidders Record. Only registered bidders may participate in the auction.
Auctioneers must comply with prescribed statutory rules. These include being provided, in writing, the reserve price. A vendor is permitted to make one bid, and that right must be announced prior to the commencement of bidding and if it occurs, must be clearly it identified. After the reserve price is met, the property is then declared by the auctioneer to be “on the market” to be sold to the highest bidder.
There is no prescribed time that a vendor is to provide the agent with their reserve price except it must be before the auction commences. The vendor may amend the reserve price during the auction as long as it is communicated clearly to the auctioneer and it is not used to mislead or manipulate the bidders. It should be noted that there is no relationship between a reserve price set by a vendor and the advertised price guide. The advertised price guide must lie within a 10% range and be a genuine estimate by the agent of an expected sale, based upon sales of similar properties nearby.
There are strict prohibitions to ensure the integrity of the auction process and as such
Dummy bidding is illegal and attracts significant penalties; and
Collusive conduct between parties is prohibited.
Auctioneers and vendors must not invent bids or mislead or deceive participants as breaches may result in substantial fines and potential legal consequences
Following a successful auction, the agent must ensure that the contract of sale is immediately executed and the deposit is paid.
If the reserve price is not reached, the property is then “passed in”. Whilst a vendor is not required to sell their property, if the highest bid is near the reserve price, the agent will usually commence negotiations between the highest bidder and the vendor. If a sale results, it is usually without a “cooling off period”, unless agreed between the parties.
Auctions are highly regulated transactions that require strict compliance with statutory obligations, with reforms being continually implemented. By the government. Importantly, while the reserve price must be set before the auction commences, the law allows flexibility for vendors to adjust that reserve during the auction process.
Given the absence of a cooling-off period and the immediate binding nature of auction sales, if you or someone you know is considering selling or purchasing a property by way of an auction, we are able to provide both vendors and purchasers with appropriate legal advice prior to participating in the auction process to ensure the successful completion of the purchase or sale.
Wishing you a wonderful day,
Jeffrey Choy
JCL Legal
0419 233 670
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Legal Disclaimer: This guide is for informational purposes only and does not constitute legal advice.
