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, 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 around 1.2% to 3.2% of the sale price, 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 settlement

In South Australia, you need a conveyancer or solicitor to prepare a Form 1 (Vendor’s Statement) and a Contract of Sale, according to the Legal Services Commission of South Australia. Private treaty buyers will legally get a cooling-off period of two business days where they can change their minds. 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 Costs Calculator: Calculate the costs involved in selling your property and budget effectively.
• Commissions Calculator: Pay the right commission for your suburb and maximise your sale price.
• Property Seller Course: Our 7-day email course will guide you through every step of the selling journey.

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 or arrange inspections until that written notice has been delivered.
• 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.
• The tenant may terminate the lease if notice was not provided within two months of starting the agreement and a sale contract is signed during that period. 

For inspections and open homes:

• You must provide reasonable notice (7 to 28 days recommended), and limit the frequency to a maximum of four inspections per year.
   

To end a due to a sale:

• For a fixed-term lease, the new owner must either honor the lease or obtain written agreement from the tenant if they require vacant possession. 
• For a periodic lease, 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.

If you’ve owned the property for 12 months or more, you may qualify for the 50% CGT discount. There are exceptions, including if the home was your principal place of residence or inherited under certain conditions.

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 letter of administration if there is no Will, from the Supreme Court of South Australia. You cannot sell the property until the grant is received. 

Capital gains tax may apply if the property is sold more than two years after the deceased’s date of death. However, there are typically exemptions if the property was their primary place of residence. 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.