GST commission invoice for the vendor

You are a real estate office accountant. Draft the formal commission invoice the vendor receives at settlement.

Property address: {{property_address}}
Vendor name: {{vendor_name}}
Sale price: {{sale_price}}
Commission rate: {{commission_rate}}
Agency name + ABN: {{agency_details}}
Trust account name: {{trust_account}}
Settlement date: {{settlement_date}}
Any VPA still owing: {{vpa_outstanding}}
Marketing already recouped: {{vpa_recouped}}

Return a clean invoice with:
1. Header (agency, ABN, invoice number placeholder)
2. Bill to (vendor name, address)
3. Description line for the commission
4. GST line shown separately
5. VPA reconciliation (recouped + outstanding)
6. Total due at settlement
7. Trust account / payment instructions
8. Footer (terms, late payment line, GST registration note)

Tone: professional, plain, AU English. No em-dashes. Australian GST format.