How to sell your property in South Australia

Selling property in South Australia comes with its own set of rules, steps and considerations. Whether you're relocating, adjusting to life changes or selling an investment, understanding the local process can help you avoid delays and maximise your result. With the right preparation and support from an SA real estate agent, you can navigate the market with confidence.

Real estate agent fees and costs

Expect to pay a real estate agent commission in South Australia of 1.76 per cent of the sale price on average, including GST, according to internal data. It can be as low as 1.01 per cent or as high as 3.08 per cent, depending on your location and agent. Metro areas like Adelaide often attract lower rates than regional towns like Berri.

On top of commission, you’ll need to budget for marketing, legal fees, and optional extras like home staging or professional photography. Costs can vary based on how you choose to advertise and present your property.

Use our Selling Costs Calculator and Commissions Calculator to estimate your expenses and plan with confidence.

Read the full guide on how to find the right agent to sell your home.

Choosing the right method of sale

In South Australia, most properties are sold by private treaty, but auctions are also popular in areas like Adelaide and other high-demand suburbs. A knowledgeable agent can help you weigh up your options and choose the best method based on your goals, property type, and the current market in your suburb.

Private treaty gives you more control over the price, terms, and negotiation timeline—ideal for buyers who need flexibility. Auctions, on the other hand, create urgency and can drive strong competition, potentially leading to a higher sale price.

Preparing your home for sale

A well-presented property can make a strong first impression. Make sure to:

• Declutter and deep clean
• Take care of maintenance or cosmetic fixes
• Consider professional staging and high-quality photography

These steps can significantly improve your online listing and inspection turnout.

Read the full guide on how to prepare your property for sale.

Setting the right sale price

Getting your price right from the start can have a big impact on how quickly you sell and what offers you receive. For private treaty sales, you'll need to work with your agent to set a competitive asking price based on recent sales, current market conditions, and the unique features of your property.

If you’re selling via auction, your agent will also help you determine a realistic reserve price, the minimum you're willing to accept on auction day. Overpricing can turn buyers away, while a well-researched, market-aligned price will attract serious interest early on.

Getting a property report with recent sales in your suburb and an online property value estimate can be a useful starting point.

Putting together a marketing strategy

Marketing in SA will depend on your suburb, property type and ideal buyer. Your agent might recommend a combination of:

• Photography and video walkthroughs
• Floor plans
• Listings on major property sites
• Social media and print advertising
• Signboards and brochures
• Open homes and private viewings

Legalities and contracts

In South Australia, you’ll need a Contract of Sale and a Form 1 (Vendor’s Statement). If you use an agent, preparing the Form 1 is the agent’s responsibility, according to the Legal Services Commission of South Australia.

Cooling-off period in SA

Private treaty buyers in South Australia will legally get a cooling-off period of two clear business days where they can change their minds. 

Standard settlement period in SA

Settlement in SA is typically 4 to 12 weeks but can be negotiated between the buyer and seller.

Read more on settlement and how to negotiate a settlement date.

Selling property in South Australia? Our calculators can help you estimate agent commissions and selling costs, giving you a clearer picture from the outset.

Selling a tenanted property in South Australia

To sell a property that’s currently tenanted in SA, there are regulations you have to follow:

• Notify tenants in writing within 14 days of entering an agency agreement to sell.
• You can't advertise the property or show buyers through until 14 days after the tenant gets that notice.
• If the property is sold during a lease, you must inform the tenant in writing of the new owner and the date they take over rent. This must be at least 14 days before settlement, or as soon as possible if notice time is short.
• If you didn't tell the tenant you planned to sell before they signed the lease, and you sign a sale contract within two months of the lease starting, the tenant can end the lease.

For inspections and open homes:

• Inspection times must be agreed with the tenant (who can't unreasonably refuse), and you can show buyers through no more than twice in any 7 days unless the tenant agrees to more.
   

To end a lease due to a sale:

• For a fixed-term lease, the sale doesn’t end the lease. But once you’ve signed an agency agreement to sell or a contract requiring vacant possession (the buyer wants it empty), you can give at least 60 days’ notice to end it at the end of the term.
• For a periodic lease (one with no fixed end date), once you’ve signed an agency agreement to sell or a contract requiring vacant possession, you must give the tenant at least 60 days of written notice.

For full details, refer to the SA Government.

Capital gains tax in South Australia

Capital gains tax (CGT) is a federal tax that you’ll pay if the property was not your main residence and you made a profit on the sale. For example, if you bought an investment property for $400,000 and sold it for $500,000, you may pay tax on the $100,000 gain.

Under the current rules, if you’ve owned the property for 12 months or more and you’re an Australian resident, you may qualify for the 50 per cent CGT discount. You usually won't pay CGT on your main residence, and an inherited home can be exempt under certain conditions.

For contracts signed from 1 July 2027, the part of a gain made after that date generally won't be halved, though there are exceptions, such as eligible new homes. The first stage of these changes is already law, but some details are still being settled.

For that part of the gain, the property's value at 1 July 2027 (or its cost, if you buy later) is adjusted for inflation instead. That applies if you've owned the property for at least 12 months and haven't been a foreign or temporary resident since 1 July 2027 (or since you bought it, if later).

A minimum 30 per cent tax can also apply, mainly in a year when your other income is low.

Refer to the ATO or your accountant for personalised advice. Read more on tax for selling investment property. 

In order to sell a deceased estate property in SA, you need a copy of the deceased’s Will and Grant of Probate, or the letters of administration if there is no Will, from the Supreme Court of South Australia. You cannot sell the property until the grant is received. 

If the home was the deceased’s main residence (and not rented out) when they died, there’s usually no CGT if the sale settles within two years of the death. If it was an investment property, CGT can apply no matter how soon you sell. We recommend consulting a solicitor and accountant for assistance with the legal and tax implications.

Yes, selling a property For Sale By Owner (FSBO) is legal in South Australia. While you can save on agent commission, you'll need to handle pricing, paperwork, advertising and buyer negotiations yourself. Many sellers find that a good agent helps secure a higher sale price, streamlines the process and avoids common pitfalls.