CANBERRA · ACT · 18 MIN READ
Selling a house privately in Canberra.
A complete 2026 guide for Canberra and ACT homeowners. The contract pack you must prepare before you list, valuation, marketing, the 5 business day cooling-off period, settlement, and how to keep the commission you would have paid an agent.
I have spent 15 years in this industry and called over 2,000 auctions. In that time I watched the agent’s job get easier and the commission stay the same. On a median Canberra house worth around $1,000,000 in 2026, a typical agent charges roughly $20,000 to $25,000 plus GST and marketing for work that buyers now do most of themselves online. This guide walks through the entire private sale in the Australian Capital Territory, from setting a price to settlement day, with the ACT legal steps spelled out. The ACT runs the most front-loaded process of any state or territory in the country, because the law says your contract has to be ready before you can advertise, so I will make that the backbone of the whole guide and show you exactly how to work it in the right order.
Quick answer: Selling a house privately in the ACT is legal, but the order is different here. Under the Civil Law (Sale of Residential Property) Act 2003 you must have a complete contract, with the Crown lease, title, building and compliance report and Energy Efficiency Rating attached, before you can advertise the home. Engage a conveyancer first, get the pack ready, then list through a licensed platform and negotiate the sale yourself. On a median Canberra house, that keeps close to $16,000 to $20,000 in commission in your pocket.
Key takeaways
- Selling a house privately in the ACT is completely legal.
- Homeowners can save thousands in agent commission fees.
- The ACT is the one place you must have the full contract pack ready before you list, so the conveyancer comes first.
- The Energy Efficiency Rating must appear in all advertising for the property.
- Accurate valuation from comparable sales is critical before you set a price.
- The ACT gives the buyer a 5 business day cooling-off period on a private treaty sale.
- realestate.com.au and Domain listings require a licensed agency, which you reach through Unreserved.
- Settlement is managed by a conveyancer or solicitor and registered by Access Canberra.
Why more Canberra homeowners are selling privately
Three things changed the maths. First, the portals took over. Buyers now find homes on realestate.com.au and Domain, not by walking into an agency, which means the part an agent once owned, access to buyers, is something a private seller can reach for a few hundred dollars. Second, Canberra values have held near the top of the country, with a median house price around $1,000,000, and a percentage commission climbs with the price even though the work does not, so sellers are paying closer attention to what they hand over. Third, the tools caught up. AI valuation, online listings, digital contracts and electronic settlement let an organised owner run a campaign that looked impossible ten years ago.
The result is a growing market of for sale by owner sellers across Canberra who want control and want to keep their equity. Selling privately is not about cutting corners. It is about paying for the parts you need and skipping the percentage that no longer reflects the service. If you want the short version of the whole journey first, our guide to selling your home privately is the place to start.
It helps to break down what the commission actually buys. An agent’s fee covers pricing advice, a portal listing, photography, hosting inspections, fielding enquiries and negotiating offers. Useful work, all of it. The question is whether it is worth a percentage of your home’s value. On a $1,000,000 Canberra sale, a 2.25% commission is more than $22,000, yet the listing costs a few hundred dollars, the photography a few hundred more, and the negotiation is a handful of conversations you are perfectly capable of having. The percentage model was built for an era when the agent controlled access to buyers. That era ended when the portals took over. Selling privately simply prices the service at what it costs, not what your house is worth.
Can you legally sell your own home in the ACT?
Yes. No law in the Australian Capital Territory, or anywhere in Australia, requires you to use a licensed real estate agent to sell your home. Access Canberra, the regulator that licenses agents in the ACT, sets out the rules agents must follow, and nothing in them obliges a homeowner to appoint one. You take on the work an agent would do, and you make every decision on price, marketing and offers. You can read the regulator’s guidance for buyers and sellers at Access Canberra.
The ACT does carry one rule that sets it apart from every other state, and it changes the order you work in. Under the Civil Law (Sale of Residential Property) Act 2003, you must have a complete contract, with all the prescribed documents attached, prepared before the property is advertised or offered for sale. In plain terms, you cannot legally market your home in Canberra until the contract pack is ready. That is why in the ACT the conveyancer comes first, not last, and I cover exactly what goes in the pack in the first step below.
There is also the same practical limit that applies everywhere. You cannot list directly on realestate.com.au or Domain as a private individual. Both portals only accept listings from agencies that hold a real estate licence. To appear where buyers look, you list through a licensed platform that holds the licence and publishes on your behalf. That is what Unreserved does: you get a presence on the major portals, the required Energy Efficiency Rating carried in the ad, and control of the sale, without engaging a commission agent. See how it works for the full picture.
Private sale vs real estate agent: what is the difference?
The work is largely the same. The difference is who does it, how much control you keep, and what it costs. Here is the comparison side by side.
| Factor | Traditional agent | Private sale (Unreserved) |
|---|---|---|
| Cost | ~2% to 2.5% commission + GST + marketing (around $22,000 to $27,000 on a $1M Canberra house) | One flat fee, plus the ACT pre-sale reports, typically a few thousand dollars all in |
| Who sets the price | Agent recommends, often anchors low for a quick sale | You decide, backed by data |
| Buyer contact | Through the agent | Direct, so you answer questions the way only an owner can |
| Portal access | Yes | Yes, through the licensed platform |
| Control | Limited once you sign the agency agreement | You hold every decision |
| Conflict of interest | A faster sale can suit the agent more than you | None: your result is the only result |
An agent earns close to the same fee whether your home sells for $980,000 or $1,020,000, so the incentive is a quick sale, not the last dollar. A private sale removes that gap. For the broader numbers behind agent fees, see our guide to real estate agent commission in Australia, then run your own figure through the ACT commission calculator.
The complete process of selling a house privately in the ACT
The journey runs in a clear order, and the ACT order is not the same as the rest of the country. You prepare the contract pack first, then price the home, prepare it, list it with the Energy Efficiency Rating shown, manage enquiries and inspections, negotiate the offer, exchange contracts, then settle. The eight steps below follow that sequence. Read it once end to end, then work the steps in order. The one point to lock in up front is that nothing gets advertised until your conveyancer has the pack ready, so book that professional before you do anything else.
Getting your contract pack ready, the ACT-first step
This is the step that makes selling in Canberra different, and it comes first for a legal reason. Under the Civil Law (Sale of Residential Property) Act 2003, you cannot advertise or offer the home for sale until a complete contract, with all the prescribed documents attached, exists. So before you price, photograph or list anything, you engage a conveyancer or solicitor and order the reports.
What goes in the contract pack
For a standard Canberra house, the pack your conveyancer assembles typically includes the following documents. Get them together and you are legally clear to go to market.
- A copy of the Crown lease. ACT residential land is leasehold, held under long Crown leases granted by the Territory, so the lease is a core part of the contract.
- The certificate of title. Confirms ownership and shows any encumbrances or easements on the land.
- The deposited plan, or the units plan if the property is a unit or townhouse under an owners corporation.
- A current building and compliance inspection report. For a house this covers building approvals and flags any unapproved structures, which matters because unapproved works are a common deal-breaker in Canberra.
- A pest or asbestos advisory where relevant, particularly for older homes.
- An Energy Efficiency Rating (EER) statement. The ACT requires an EER, and the rating must also be quoted in every advertisement for the property, which no other state asks of you.
The Crown lease and leasehold land, explained calmly
If you are new to Canberra, the word leasehold can sound alarming. It should not. Almost all residential land in the ACT is leasehold, held under Crown leases with terms of around 99 years granted by the Territory rather than owned outright as freehold. For a homeowner it functions much like freehold: you can live in the home, mortgage it, renovate within the lease terms, and sell it in the ordinary way. The lease simply forms part of the contract, so a copy sits in the pack the buyer receives. Canberra buyers understand this completely, because every home in the city works the same way.
Do you need a conveyancer or a solicitor?
You need one or the other, and in the ACT they earn their fee because they build the compliant contract pack and coordinate the reports before you can list. A conveyancer handles a standard residential sale. A solicitor is the safer choice if your sale has any complication, such as a deceased estate, a trust, an unapproved structure or a boundary issue. Either way, budget higher than the eastern states: roughly $1,000 to $2,000 for the conveyancing, plus around $400 to $800 for the building, compliance and EER reports. Order the certificate of title and the plan through Access Canberra, the ACT land titles registry, as part of this step.
Understanding your property’s value
Pricing is where private sales are won or lost. Set the price too high and the listing sits, grows stale and attracts lowball offers. Set it too low and you hand a buyer your equity. The goal is an accurate, defensible figure.
Use the comparable sales method. Find homes like yours sold within the last three to six months, ideally within one to two kilometres. Weigh land size, bedrooms and bathrooms, condition, parking, heating and the energy rating, since Canberra buyers pay real money for warmth and low running costs. Favour sales that completed near the asking price over ones that sat for two months and sold under, because those tell you the market was not there at that level.
Free sources include the sold listings on realestate.com.au and Domain. For a faster, sharper read, Unreserved’s AI property valuation tool scores your home against comparable sales and weights the attributes buyers in your suburb pay for. Treat any single number as a starting point, then test it against real buyer interest in the first week.
Should you set a fixed price, a price range, or run an auction?
Canberra runs a healthy mix of auction and private treaty, but a private treaty with a clear price suits a private seller best. You can take the home to market at a fixed asking price or with offers over a stated figure. A fixed price is the simplest and the most transparent: buyers know exactly where you stand, which suits a private sale because there is no agent to read the room for you. An “offers over” guide invites a range and works when you are unsure of the ceiling, though whatever number you publish must be honest and supportable by comparable sales, as misleading price conduct is against the law.
Whichever you choose, watch the first week closely. The number of enquiries, inspection bookings and second inspections tells you more than any appraisal. Strong interest with no offers usually means the home shows well but the price is high. Plenty of offers below your number means the market has spoken, and a small, evidence-based adjustment beats letting the listing go stale.
Preparing your home for sale
Presentation moves the price more than almost anything else you control, and most of it costs little. Buyers judge a listing in seconds, and the photos carry that first impression. Work through the high-return jobs: declutter and depersonalise, deep clean, fix the small things that read as neglect, freshen tired walls with neutral paint, and tidy the garden and entry.
In Canberra, warmth and efficiency sell. The winters are genuinely cold, so buyers look hard at heating, insulation, double glazing, solar and the Energy Efficiency Rating, and they pay for a home that will be cheap and comfortable to run. Make sure your heating works and shows well, and lead with any north-facing living, solar array or recent efficiency upgrade. Open the home to natural light for photography and inspections. Styling helps most on empty or dated homes and stays optional once a home is already well furnished. Book professional photography either way, since the photos are what decide who clicks.
Spend your preparation money where buyers actually look:
- The entrance and street view. The first photo and the first ten seconds of an open home set the tone. A tidy entry, clean path and fresh front door do disproportionate work.
- Kitchen and bathrooms. These rooms move buyers most. You rarely need to renovate; clean grout, new tapware and a fresh coat of paint read as “cared for”.
- Warmth and light. Show the heating, mention the energy rating, take down heavy curtains, swap dim globes for bright warm ones, and clear surfaces so rooms feel larger.
- Outdoor and parking. A clean courtyard or garden staged for two, plus clear off-street parking, extends the apparent size of the home and plays to how Canberra buyers actually live.
Advertising your property and the EER rule
Your listing is your shopfront. Strong photography, a clear headline and a description that sells the life in the home decide who clicks and who scrolls past. In the ACT there is one extra requirement to get right: the Energy Efficiency Rating must be quoted in every advertisement, so it needs to appear in the portal listing, the signboard and any social post.
How to list on realestate.com.au
A private seller cannot upload to realestate.com.au directly, because the portal only takes listings from licensed agencies. To get there, you list through a licensed platform that publishes on your behalf. Unreserved holds the licence, builds your listing, carries the required EER in the ad, and puts it on the major portals while you keep control of price and offers. This is the single biggest reach a private seller can buy, since the large majority of Canberra buyers start their search on the portals.
Other property advertising options
Widen the net beyond the big two. Domain is strong in Canberra, and local buy-and-sell and community Facebook groups carry buyers too. A quality signboard out front still works, especially for passing local interest, and remember the EER goes on it. Share the listing across your own social channels, send it to your network by email, and ask the platform about a featured or premium upgrade if your suburb is competitive, since standard listings lose visibility in high-volume markets.
Managing buyer enquiries
Enquiries arrive fast once a listing goes live, and speed of reply shapes the result. Answer within a few hours, because a buyer who waits a day moves on to the next home. Keep a simple log of each enquiry, qualify gently by asking about their timeframe and whether they have finance in place, and book inspections while interest is hot. As the owner, you answer questions about the home, the heating bills, the street and the neighbours with a credibility no agent can match.
Conducting open homes and inspections
Open homes turn interest into offers. Present the home the way it looked in the photos: clean, light, warm and free of clutter. Run a tidy, welcoming open and let buyers picture themselves living there.
- Run opens in small groups so you can talk to each party.
- Have a one-page info sheet ready: floor plan, the EER, rates and any owners corporation levies, and school catchments.
- Keep the contract pack on hand, since a serious Canberra buyer will want to see it.
- Note who attends and how interested they seem.
- Follow up every attendee within 24 hours.
Negotiating offers like a professional
This is where sellers most often leave money behind, usually because they negotiate with one buyer and no pressure. The fix is competition. When more than one buyer is interested, let each know there is interest without bluffing, and invite their best offer. Hold your number with calm, and remember a buyer who has inspected twice and arranged finance is closer to their ceiling than their opening bid suggests.
Weigh more than the headline price. A clean offer with finance approved, a healthy deposit, and a settlement date that suits you can beat a higher offer loaded with conditions. Because a Canberra buyer already has the full contract pack in hand, a genuine buyer can often move to exchange quickly, so get any accepted offer to your conveyancer without delay.
A simple framework keeps you in control of the conversation:
- Ask for offers in writing. A written offer, with the buyer’s name, price, deposit, settlement date and any conditions, is real. A number over the phone is a feeler.
- Never negotiate against yourself. If a buyer asks “what will you take?”, turn it around: invite their best offer. Dropping your own price before anyone has offered just resets the ceiling lower.
- Use competition honestly. When two buyers are interested, tell each there is genuine interest and set a deadline for best offers. Do not invent offers that do not exist.
- Hold your nerve on a single offer. A buyer who has inspected twice and lined up finance has already decided they want it. Silence and patience are worth real money here.
Understanding offers, conditions and cooling-off in the ACT
Once you agree on terms, the contract is exchanged and the ACT cooling-off rules kick in, which is the point every Canberra seller needs to understand.
Exchange creates the contract. Both you and the buyer sign identical copies of the contract and they are exchanged, usually through the two conveyancers. Because you prepared the pack up front, this stage moves faster in Canberra than in states where the contract is drawn up only after a deal is agreed.
The 5 business day cooling-off period. On a private treaty sale in the ACT, the buyer gets a 5 business day cooling-off period that runs from exchange. If the buyer withdraws inside that window they forfeit a penalty of about 0.25% of the purchase price, so on a $1,000,000 home that is around $2,500. The cooling-off period can be shortened or waived only through a section 17 waiver certificate signed by the buyer’s solicitor, and it does not apply to a sale by auction. As the seller you are bound from exchange, so have your conveyancer confirm the terms before you sign.
Conditions. Some offers still come with conditions, such as subject to finance approval or a satisfactory further inspection, each with a date by which it must be met. Once the cooling-off period passes and any conditions are satisfied, the contract is unconditional and the settlement clock holds firm. Your conveyancer manages the dates and the documents from here.
Settlement and handover
Settlement is the finish line. After the cooling-off period passes and the conditions are met, your conveyancer and the buyer’s conveyancer prepare the transfer. The settlement period is negotiated in the contract and commonly runs around 30 to 60 days from exchange. Most ACT settlements now complete electronically through PEXA: the conveyancers and banks meet in an online workspace, money and title move at the same moment, and the transfer registers with Access Canberra on the settlement day. You hand over the keys, the buyer takes possession, and the net proceeds land in your account. No commission cheque comes off the top.
What does it cost to sell a house privately in the ACT?
The costs are small and fixed, not a percentage, though the ACT runs a little higher than other states because you pay for the pre-sale reports. Here are the realistic 2026 ranges for a Canberra private sale.
| Cost item | Typical range | Notes |
|---|---|---|
| Conveyancer / solicitor | $1,000–$2,000 | Required; prepares the compliant contract pack before you list |
| Building, compliance & EER reports | $400–$800 | ACT-specific; must exist before advertising, EER quoted in ads |
| Portal listing package | $700–$1,400 | realestate.com.au and Domain via a licensed platform |
| Professional photography | $400–$800 | Twilight and drone shots cost more |
| Signboard | $150–$350 | Optional, useful for local interest, EER shown on it |
All in, a private sale in the ACT usually lands between $3,000 and $6,000, a little more than the other states because of the mandatory reports. For the full picture of every selling cost and where each one sits, see our guide to the cost of selling a house.
See your exact saving
Run your Canberra sale price through our commission calculator and see what an agent would charge versus a flat fee.
Open the ACT commission calculatorHow much can you save by selling privately?
This is the number that matters. Compare the fixed cost of a private sale against a percentage commission on a median Canberra house.
| On a $1M Canberra house | Traditional agent | Private sale |
|---|---|---|
| Commission / fee | ~2.25% = $22,500 | One flat fee |
| GST on commission | + ~$2,250 | Included |
| Marketing | $2,000–$6,000 extra | Listing included in package |
| Typical total | ~$26,000–$30,000 | ~$3,000–$6,000 |
On a single median Canberra sale, that is a saving on the order of $16,000 to $20,000, after the pre-sale reports are paid for. ACT commissions are fully negotiable and unregulated, with Canberra agents commonly charging around 2% to 2.5%, so the exact figure shifts with your price and agent. The direction never does. For more on how those fees stack up, see our commission guide.
Selling a house privately in Canberra
Canberra has been one of the most resilient housing markets in the country, with the median house price around $1,000,000 in 2026. That matters for a private sale, because a 2.25% commission on $1,000,000 is more than $22,000 before GST, and the percentage climbs with the price even though the work does not. The higher your Canberra sale price, the larger the commission you avoid. The ACT is effectively Canberra plus a handful of surrounding districts, so for almost every seller here the “city” market and the “territory” market are the same thing.
Canberra runs a healthy mix of auction and private treaty, and a private treaty sale with a clear price suits a private seller well: you set the number, hold weekend opens, and let buyers make written offers. Lead with the things Canberra buyers pay for: land size, a high Energy Efficiency Rating and good heating for the cold winters, a functional floor plan, solar, off-street parking, and an inner-north or inner-south location close to school catchments. Because you already have the full contract pack ready, a serious buyer can inspect, check the documents and move to exchange without the delay they would face in other states.
One thing to understand about the Canberra market is buyer psychology. Canberra buyers are informed, often public-service households who research carefully and value transparency. A private treaty sale with an honest, evidence-based price and the contract pack sitting ready is a relief to those buyers, because they can inspect, arrange their finance, read the Crown lease and the EER, and put a considered written offer on the table without the theatre of an auction. As a private seller, that transparency is an advantage you can lean into rather than a weakness.
Common mistakes ACT private sellers make
- Advertising before the contract pack is ready. This is the ACT-specific trap. The law requires the full contract, with the Crown lease, title, building and compliance report and EER, to exist before you offer the home for sale. Line up your conveyancer first.
- Leaving the EER off the advertising. The Energy Efficiency Rating must be quoted in every ad, including the portal listing and the signboard. Omitting it is a compliance breach.
- Forgetting the cooling-off period. A Canberra buyer has 5 business days to withdraw after exchange, forfeiting only a small penalty. Do not treat exchange as final, final until that window closes or a section 17 waiver is in place.
- Overpricing on emotion. Your home is worth what a buyer will pay, not what it means to you. Price to the comparables.
- Weak photography and copy. The listing decides who inspects, and every missed open is a lost bidder.
- Slow follow-up. Buyers need several touchpoints. Reply quickly and chase every open home attendee.
ACT private sale checklist
Work this list top to bottom, in this order, and you will not miss a step.
- Engage a conveyancer or solicitor and prepare the full contract pack before anything else.
- Order the Crown lease copy, certificate of title, deposited plan, building and compliance report and the Energy Efficiency Rating.
- Research comparable sales and set a defensible price.
- Prepare and present the home, show the heating and efficiency, then book professional photography.
- List on the major portals through a licensed platform, with the EER quoted in every ad, and add a signboard and social posts.
- Respond to enquiries fast and run small-group open homes.
- Follow up every open home attendee within 24 hours.
- Negotiate on price and terms, and have your conveyancer check any offer before exchange.
- Exchange contracts, take the deposit, and manage the 5 business day cooling-off period and any conditions.
- Complete settlement through PEXA and hand over the keys once Access Canberra registers the transfer.
This guide is general information about selling property in the ACT, not legal, financial or tax advice. Rules and figures current to mid-2026. Confirm your situation with an ACT conveyancer or solicitor, and see Access Canberra, the Civil Law (Sale of Residential Property) Act 2003 and the ATO for current requirements. Your main residence is generally exempt from capital gains tax; an investment property may not be.
Frequently asked questions
Can I legally sell my own house in the ACT?
Yes. No ACT law forces you to use an agent. You can sell privately and run the pricing, marketing and negotiation yourself. The catch that sets the ACT apart is that under the Civil Law (Sale of Residential Property) Act 2003 you must have the full contract pack ready before you advertise. The other limit is that you cannot list directly on realestate.com.au or Domain, which is why private sellers use a licensed platform to reach those portals.
What documents do I need before I can sell a house in Canberra?
You need the complete contract pack ready before you advertise. For a house that means a copy of the Crown lease, the certificate of title, the deposited plan, a current building and compliance report, a pest or asbestos advisory where relevant, and an Energy Efficiency Rating statement. The EER must also be quoted in all advertising. Your conveyancer assembles the pack, which is why they come first in the ACT.
Is there a cooling-off period when selling a house in the ACT?
Yes. A private treaty sale in the ACT gives the buyer a 5 business day cooling-off period from exchange. If the buyer pulls out during that window they forfeit a penalty of about 0.25% of the price. It can be shortened or waived only by a section 17 waiver certificate from the buyer’s solicitor, and it does not apply to auctions.
Is Canberra land freehold or leasehold?
Leasehold. Canberra residential land is held under long Crown leases, usually 99 year terms, granted by the Territory rather than owned outright. This is normal for the ACT and works much like freehold for a homeowner: you can sell, mortgage and pass on the property in the ordinary way. The Crown lease forms part of the contract, so a copy sits in the pack.
Do I need a conveyancer to sell privately in the ACT?
Yes, a conveyancer or a solicitor. They do more here than in other states because they prepare the compliant contract pack and coordinate the building, compliance and EER reports before you can advertise. Budget roughly $1,000 to $2,000 for the conveyancing, plus around $400 to $800 for the reports.
How much does it cost to sell a house privately in the ACT?
Usually $3,000 to $6,000 all in, a little more than other states because you pay for the pre-sale reports. That covers conveyancing, the building, compliance and EER reports, a portal listing package, photography and a signboard. There is no percentage commission.
Can I list my property on realestate.com.au without an agent?
Not directly. The portals only accept listings from licensed agencies. Unreserved holds the licence, builds the listing, carries the required EER in the ad, and publishes it on the major portals on your behalf while you keep control.
How long does settlement take in the ACT?
The settlement period is negotiated in the contract and commonly runs around 30 to 60 days from exchange. It completes electronically through PEXA and registers with Access Canberra on the day.
Can I sell my Canberra property without an agent?
Yes. Canberra owners sell privately the same way as the rest of the ACT, once the contract pack is ready. With a median house around $1,000,000, the commission saved runs between $20,000 and $25,000 before GST.
Is selling privately cheaper than using an agent in the ACT?
Usually by tens of thousands. A private sale costs $3,000 to $6,000, including the ACT pre-sale reports. A typical agent on a median Canberra house charges around $20,000 to $25,000 before GST, plus marketing.
The bottom line
Selling a house privately in the ACT is legal, well supported and, on a median Canberra price, worth around $16,000 to $20,000 to you. The order is what makes Canberra different: get your conveyancer and the full contract pack ready first, because the law will not let you advertise until it exists, and quote the Energy Efficiency Rating in every ad. Then price to current comparables, present the home well, reach buyers through a licensed platform, and negotiate with patience through exchange, the 5 business day cooling-off period and settlement. Do those things and you keep the commission while running a campaign that looks every bit as professional as an agency one. For a wider walk-through of the whole journey, see our selling your home privately guide, and for the other states our guides to selling privately in WA, selling privately in NSW and selling privately in Queensland.
ABOUT THE AUTHOR
Ben Williams
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Ben spent 15+ years as a licensed estate agent and conducted over 2,000 auctions before founding Unreserved. He holds a Bachelor of Applied Science (Property & Valuation) from RMIT and is licensed across VIC, NSW, QLD, SA, and WA.
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