Authored by the expert who managed and guided the team behind the Australia Property Pack
Everything you need to know before buying real estate is included in our Australia Property Pack
Buying property in Adelaide involves multiple taxes and fees that can significantly impact your total investment cost.
Understanding these costs upfront helps you budget accurately and avoid surprises at settlement, whether you're purchasing a house, unit, or vacant land in South Australia's capital city.
If you want to go deeper, you can check our pack of documents related to the real estate market in Australia, based on reliable facts and data, not opinions or rumors.
Property purchases in Adelaide incur one-off costs averaging $45,000 for a $600,000 property, including stamp duty, transfer fees, and conveyancing.
Ongoing annual costs typically range from $5,000-$7,000 per year, covering council rates, water charges, emergency services levy, and potential land tax.
| Cost Category | One-Off Costs | Annual Ongoing Costs |
|---|---|---|
| Stamp Duty | $26,830 (on $600k property) | - |
| Transfer & Registration Fees | $4,699 | - |
| Conveyancing & Searches | $1,680 | - |
| Loan Fees & LMI | $10,750 | - |
| Council Rates | - | $2,200 |
| Water & Services | - | $860 |
| Land Tax (if applicable) | - | $400+ |
| Strata Levies (if applicable) | - | $1,600 |
What type of property are you buying and how will you use it?
The property type and intended use directly impact your tax obligations and available concessions in Adelaide.
Houses, units, and vacant land face different council rate structures, with houses typically incurring higher annual rates due to larger land components. Units in strata complexes add quarterly levies ranging from $170-$500 per quarter for administration and sinking funds.
Your intended use affects stamp duty concessions and ongoing tax obligations. Owner-occupiers may qualify for first home buyer concessions, while investment properties face potential land tax once your total South Australian land holdings exceed $450,000 in value. Short-stay rentals through platforms like Airbnb may trigger additional council permit requirements and higher insurance costs.
Vacant land purchases avoid some ongoing costs like water service charges but still incur council rates and potential land tax. As of September 2025, vacant residential land in Adelaide typically attracts council rates 15-20% lower than equivalent improved properties.
What's your contract price and settlement timeframe?
Your contract price determines the exact dollar amounts for all government charges and many professional fees.
For a $600,000 Adelaide property, you'll pay $26,830 in stamp duty, calculated using South Australia's tiered rates. Properties under $400,000 incur lower stamp duty, while those above $1 million face progressively higher rates reaching 5.5% of the purchase price.
Settlement date affects when charges become payable and which financial year rates apply. Emergency Services Levy rates change annually in July, while some council rates adjust mid-year. Planning settlement for early in a financial year can sometimes reduce pro-rated charges.
The contract price also determines your loan-to-value ratio if borrowing, directly impacting whether you'll pay Lenders Mortgage Insurance. On a $600,000 property with a $540,000 loan (90% LVR), expect LMI premiums between $8,000-$15,000 depending on your lender and loan terms.
Do you qualify for any South Australian concessions or surcharges?
First home buyers purchasing new or substantially renovated properties may qualify for reduced stamp duty in South Australia.
| Buyer Category | Stamp Duty Treatment | Additional Requirements |
|---|---|---|
| First Home Buyer (New Build) | Potential concession available | Must be under $650,000, new construction |
| First Home Buyer (Existing) | Standard rates apply | No concessions for established properties |
| Australian Resident | Standard rates | No additional surcharges |
| Foreign Purchaser | Standard rates plus surcharge | Additional 7% foreign buyer duty |
| Off-the-Plan Purchase | Standard rates | May defer payment until settlement |
| Investment Property | Standard rates | No concessions available |
| Company/Trust Purchase | Standard rates | May affect land tax thresholds |
What are the exact government fee amounts for your property price?
South Australian government charges comprise three mandatory components calculated on your contract price.
Stamp duty represents the largest government cost, calculated using tiered rates. For a $600,000 Adelaide property, you'll pay exactly $26,830 in stamp duty. This breaks down as $21,330 for the first $500,000 (at various rates) plus $5,500 for the remaining $100,000 (at 5.5%).
The Titles Office Transfer fee is $4,507 for residential property transfers as of September 2025. This fee covers the administrative costs of updating land titles and is payable regardless of property value. Mortgage Registration fees are $192 per mortgage document if you're borrowing money to purchase the property.
These three government charges total $31,529 for a $600,000 property purchase with a mortgage, representing approximately 5.3% of the purchase price. These fees are non-negotiable and must be paid at settlement.
What will conveyancing and mandatory searches cost you?
Professional conveyancing fees in Adelaide range from $900-$2,200 depending on transaction complexity and your chosen provider.
Mandatory South Australian property searches include a Title Search ($35), Council Rates Clearance Certificate ($55), Land Tax Certificate ($25), SA Water Certificate ($25), and Emergency Services Levy Certificate ($25). These searches total approximately $165-$200 and verify the property's legal status and outstanding charges.
Additional optional searches may include pest and building inspections ($400-$800), strata reports for units ($200-$400), and contamination searches for industrial land ($150-$300). Most conveyancers bundle their professional fee with mandatory searches, providing a single quote covering all essential services.
Budget between $1,500-$2,500 total for conveyancing and searches on a standard Adelaide residential transaction. Complex transactions involving multiple parties, easements, or development approvals may incur higher costs.
It's something we develop in our Australia property pack.
Don't lose money on your property in Adelaide
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What loan fees and insurance costs should you expect?
Lender application fees typically range from $250-$750 per loan application, while property valuations cost $250-$500 unless waived by your lender.
- Application fees: Upfront charges ranging from $250-$750 depending on lender and loan type
- Valuation fees: Professional property assessments costing $250-$500, sometimes waived for existing customers
- Lenders Mortgage Insurance (LMI): Required for loans above 80% of property value, typically $8,000-$15,000 for a 90% LVR on a $600,000 property
- Mortgage registration: Government fee of $192 to register your mortgage on the property title
- Ongoing fees: Monthly account keeping fees ranging from $10-$30 per month depending on loan features
Which council area affects your rates and how much will you pay?
Adelaide property falls under various council areas including Adelaide City Council, Charles Sturt, Port Adelaide Enfield, and surrounding metropolitan councils.
Annual council rates vary significantly by location and property value. Adelaide City Council properties typically pay $2,000-$4,000 annually, while outer metropolitan areas like Salisbury or Tea Tree Gully charge $1,400-$2,800 per year. Rates are generally billed quarterly and calculated based on your property's capital value multiplied by the council's rate in the dollar.
Council rates fund local services including waste collection, road maintenance, libraries, and parks. Most councils offer payment plans and pensioner concessions. As of September 2025, the average Adelaide metropolitan council rate is approximately $2,200 per year for a median-value property.
Premium suburbs like Burnside or Mitcham typically charge higher rates due to extensive tree-lined streets and higher service levels, while industrial areas of Port Adelaide may have lower residential rates but higher commercial rates.
What are SA Water's fixed charges separate from usage?
SA Water charges fixed supply and sewerage service charges regardless of your water consumption.
The fixed water supply charge is approximately $75 per quarter ($300 annually) for standard residential connections. This charge covers the infrastructure costs of maintaining pipes and ensuring water availability to your property, even if you don't use any water during the billing period.
Sewerage service charges cost about $85 per quarter ($340 annually) for properties connected to the mains sewerage system. Properties with septic systems avoid this charge but face pump-out and maintenance costs instead.
Total fixed SA Water charges amount to $640 per year for most Adelaide properties with both water and sewer connections. These charges appear on quarterly bills alongside your usage-based charges and are non-negotiable for connected properties.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Australia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
How much is the Emergency Services Levy for your property?
The Emergency Services Levy (ESL) funds South Australia's fire, ambulance, and emergency services based on your property's location and value.
For the 2025 financial year, most Adelaide metropolitan properties pay between $160-$300 annually depending on their council area and property value. The ESL is calculated using a complex formula considering your property's capital value, location-based risk factors, and available emergency services.
Properties in high-risk bushfire areas like the Adelaide Hills face higher ESL charges, potentially reaching $400-$600 annually. Conversely, inner-city properties with nearby fire stations and lower risk profiles pay toward the lower end of the range.
The ESL appears on separate annual notices, usually issued in August-September each year. Concessions apply for pension card holders and primary production land. Payment plans are available for amounts exceeding $500.
Will land tax apply to your Adelaide property purchase?
South Australian land tax applies when your aggregated land holdings exceed $450,000 in total land value for individual ownership.
| Ownership Structure | Tax-Free Threshold | Minimum Annual Tax |
|---|---|---|
| Individual | $450,000 | $400-$750 |
| Company | $25,000 | $750+ |
| Trust | $25,000 | $750+ |
| Self-Managed Super Fund | $450,000 | $400-$750 |
| Primary Residence | Exempt | N/A |
| Primary Production | Various exemptions | May be exempt |
| Foreign Person | $25,000 | Higher surcharge rates |
What strata or community title levies will you pay?
Properties in strata or community titled developments incur quarterly levies covering shared facilities and building maintenance.
Administrative levies typically range from $120-$350 per quarter, covering management fees, insurance, cleaning, and general maintenance of common areas. Sinking fund levies range from $50-$150 per quarter, building reserves for major repairs and capital improvements like roof replacement or elevator upgrades.
Luxury developments with pools, gyms, or concierge services may charge $500-$800 quarterly in combined levies. Older buildings requiring extensive maintenance can impose special levies ranging from $1,000-$10,000 per unit for major works like building renovations or structural repairs.
Before purchasing, request recent annual general meeting minutes and building reports to identify any planned special levies. Strata managers must disclose known future expenditure exceeding $1,000 per unit.
It's something we develop in our Australia property pack.
What are your total one-off and ongoing costs?
Total purchase costs for a $600,000 Adelaide property typically reach $44,959 in one-off expenses.
| Cost Category | One-Off Amount | Annual Ongoing |
|---|---|---|
| Stamp Duty | $26,830 | - |
| Transfer & Registration Fees | $4,699 | - |
| Conveyancing & Searches | $1,680 | - |
| Loan Application & Valuation | $750 | - |
| Lenders Mortgage Insurance | $10,000 | - |
| Council Rates | - | $2,200 |
| SA Water Fixed Charges | - | $640 |
| Emergency Services Levy | - | $220 |
| Land Tax (if applicable) | - | $400 |
| Strata Levies (if applicable) | - | $1,600 |
| TOTAL | $44,959 | $5,060 ($97/week) |
It's something we develop in our Australia property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Understanding Adelaide's property taxes and fees helps you budget accurately for your investment.
These costs can add 7-8% to your purchase price, making proper planning essential for successful property acquisition in South Australia's capital.
Sources
- Money.com.au - Stamp Duty Calculator
- Money.com.au - SA Stamp Duty Calculator
- Bargoti Real Estate - House Buying Costs 2025
- Your Mortgage - Mortgage Registration Fees
- SA Government - Property Transfer Fee Calculator
- Revenue SA - Calculate Stamp Duty
- Commonwealth Bank - Stamp Duty Calculator
- Adelaide Bank - Stamp Duty Calculator