Buying property in Adelaide with a dedicated expert

Purchase prices in Adelaide vary considerably by property type. The following figures are based on available market data for 2024–2025.

• Detached houses: The median house value in metropolitan Adelaide reached approximately AUD 907,000 in Q2 2025 (National Property Buyers / CoreLogic, 2025). In 2024, the median house price was reported at approximately AUD 865,563 AUD, reflecting annual growth of approximately 13.24% (Toop & Toop, 2024). Entry-level houses in outer northern suburbs can be purchased from approximately AUD 535,000 AUD, while premium inner-east houses regularly exceed AUD 1,500,000 AUD to AUD 2,000,000+ AUD.
• Units and apartments: Units recorded stronger percentage growth than houses in 2024, with median unit prices rising approximately 15.12% (Toop & Toop, 2024). The median dwelling value (all types) reached approximately AUD 862,000 AUD in Q2 2025 (National Property Buyers, 2025). Coastal and inner-city apartments command a premium; outer-suburb units offer more accessible entry prices.
• Townhouses: Townhouses occupy a mid-market position between detached houses and apartments, typically offering more space than units at a lower price than comparable detached homes in the same suburb.
• Off-the-plan / new dwellings: New dwellings are the primary purchase option available to foreign buyers under current FIRB rules (April 2025 – March 2027). Prices vary by developer, location, and specification.

All prices are in Australian Dollars (AUD). Buyers should verify current median prices with the SA Valuer-General's published quarterly data or CoreLogic/PropTrack reports at the time of purchase.

When purchasing property in Adelaide, the total acquisition budget must account for the purchase price plus a range of mandatory transaction costs.

• Transfer (Stamp) Duty: South Australia applies a progressive transfer duty scale, reaching a top marginal rate of 5.5% on the portion of the purchase price above AUD 500,000 (RevenueSA, 2025). On a property priced at AUD 700,000, transfer duty is approximately AUD 32,330 AUD; on a AUD 1,000,000 property, it exceeds AUD 48,000 AUD (Feasly, 2025).
• Foreign Ownership Surcharge: Foreign persons acquiring residential land in South Australia must pay an additional surcharge of 7% of the property value, on top of standard transfer duty (RevenueSA, 2025). Note: from 1 April 2025 to 31 March 2027, foreign persons are generally prohibited from purchasing established dwellings; new dwellings and vacant land remain accessible subject to FIRB approval.
• FIRB Application Fee: Foreign buyers must obtain Foreign Investment Review Board (FIRB) approval before purchasing. Fees are tiered by purchase price and indexed annually on 1 July; consult the ATO website for the current 2025–2026 schedule.
• Lands Titles Office (LTO) Fees: Lodgement and transfer registration fees are payable to the LTO at settlement (SA.GOV.AU, 2025).
• Conveyancing / Legal Fees: Typically AUD 700 to AUD 1,300 for a standard residential purchase (WhichRealEstateAgent, 2025).
• Building & Pest Inspection: Recommended before exchange; costs vary by property size and inspector.
• Mortgage Costs: If financing, allow for lender application fees, mortgage registration fees, and lenders mortgage insurance (LMI) if the loan-to-value ratio (LVR) exceeds 80%.

As a general guide, buyers should budget an additional 5% to 8% of the purchase price to cover all transaction costs, rising to 12% to 15% for foreign purchasers once the 7% surcharge is included.

Before exchanging contracts on a property in Adelaide, buyers should carry out thorough legal and technical due diligence.

• Form 1 – Vendor's Statement review: This mandatory document discloses encumbrances, easements, zoning, heritage listings, outstanding council rates, water rates, and building indemnity insurance. The seller is legally responsible for its accuracy. Buyers have a statutory right to rescind the contract if the Form 1 is materially deficient (Law Handbook SA, 2025). Always review the Form 1 with your conveyancer before signing.
• Title search: Your conveyancer will conduct a search of the Lands Titles Office register to confirm the seller's ownership, identify any mortgages, caveats, or encumbrances registered against the title, and verify the legal description of the land.
• Building and pest inspection: Commission a report from a qualified building inspector before making an unconditional offer or bidding at auction. The report identifies structural defects, water damage, and pest activity (particularly termites, which are prevalent in South Australia). Auction buyers must complete this inspection before bidding, as auction contracts are unconditional (SA.GOV.AU, 2025).
• Building indemnity insurance: Check whether building indemnity insurance is in place for any new builds or major renovations completed within the past five years. Details should be disclosed in the Form 1 (SA.GOV.AU, 2025).
• Council and planning searches: Verify zoning, any development approvals or outstanding orders, and whether the property is subject to heritage or conservation overlays.
• Water and council rates: Confirm that all rates and charges are current and that no outstanding amounts will be inherited at settlement.
• FIRB compliance (foreign buyers): Confirm that FIRB approval has been obtained and that the property type is eligible for foreign purchase under current rules (ATO, 2025).
• Strata / community title (units and apartments): For strata-titled properties, review the strata plan, by-laws, sinking fund balance, and minutes of recent body corporate meetings to identify any upcoming special levies or disputes.

Property in Adelaide is sold primarily through two methods: private treaty and auction. Understanding each process is essential for buyers.

• Private treaty (most common): The property is listed at an asking price or price range. All offers must be in writing and signed by the buyer. The agent must present each offer to the seller within 48 hours. Potential buyers are not informed of competing offers (SA.GOV.AU, 2025). The seller may accept an offer, reject it, or counter-negotiate until a price is agreed. A two-business-day cooling-off period applies once contracts are exchanged.
• Negotiation strategy for private treaty: Research recent comparable sales in the suburb to establish a fair market value. Make your initial offer below your maximum budget to leave room to negotiate. Include protective conditions (subject to finance, subject to building inspection, subject to FIRB approval if applicable) to manage risk. Avoid disclosing your maximum budget to the agent.
• Auction: Auctions are unconditional — there is no cooling-off period and no finance or inspection conditions. Buyers must have finance fully approved and have reviewed the Form 1 and building inspection report before bidding. The highest bid above the reserve price wins the property immediately. Preparation is critical.
• Market conditions: Adelaide's market has been characterised by low stock and high demand, meaning well-priced properties often attract multiple offers quickly. Acting decisively and having finance pre-approved gives buyers a competitive advantage.
• Price guides: Agents in South Australia are required to provide a price guide. Buyers should cross-reference this with independent data from CoreLogic, PropTrack, or the SA Valuer-General's published median sales data.