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If you are a foreigner looking to buy property in Adelaide, you should know that South Australia has one of the highest foreign buyer surcharges in the country at 7% of the property value.
This means your total closing costs will be significantly higher than what Australian citizens pay, often reaching 14% to 22% of the purchase price.
We constantly update this blog post to reflect the latest fees, taxes, and regulations affecting foreign property buyers in Adelaide.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Adelaide.
Overall, how much extra should I budget on top of the purchase price in Adelaide in 2026?
How much are total buyer closing costs in Adelaide in 2026?
As of early 2026, foreign buyers in Adelaide should budget approximately 14% to 22% of the purchase price for total closing costs, which translates to around A$126,000 to A$198,000 (USD 82,000 to USD 129,000 or EUR 76,000 to EUR 119,000) on a A$900,000 property.
The minimum extra budget possible in Adelaide is around 14% of the property price (roughly A$126,000, USD 82,000, or EUR 76,000 on a A$900,000 purchase) if you buy without a mortgage and keep everything simple, though this still includes the mandatory 7% foreign ownership surcharge.
The maximum extra budget foreign buyers should plan for in Adelaide is around 22% of the purchase price (approximately A$198,000, USD 129,000, or EUR 119,000 on a A$900,000 property), which accounts for the FIRB application fee, inspections, valuations, and lender costs.
Whether your closing costs in Adelaide fall at the low or high end depends mainly on your FIRB fee band (which scales with property price), whether you need a mortgage, the complexity of your conveyancing, and whether you commission building and pest inspections.
What's the usual total % of fees and taxes over the purchase price in Adelaide?
For foreign buyers purchasing residential property in Adelaide, the usual total percentage of fees and taxes over the purchase price is around 14% to 22%.
The realistic low-to-high percentage range that covers most standard foreign buyer transactions in Adelaide runs from about 14% (bare minimum with no mortgage) to 22% (full inspections, mortgage, and higher-band FIRB fees).
Government taxes make up the bulk of this total in Adelaide, with stamp duty and the 7% foreign ownership surcharge alone accounting for roughly 12% to 13% of the price, while professional service fees (conveyancing, searches, inspections) add another 1% to 3%.
By the way, you will find much more detailed data in our property pack covering the real estate market in Adelaide.
What costs are always mandatory when buying in Adelaide in 2026?
As of early 2026, the mandatory costs for foreign buyers in Adelaide include stamp duty (transfer duty), the 7% foreign ownership surcharge, the transfer registration fee paid to Land Services SA, conveyancing or legal fees, the PEXA electronic settlement fee, and typically a FIRB application fee.
Optional but highly recommended costs in Adelaide include a building and pest inspection (especially for older homes in suburbs like Norwood, Unley, Prospect, or Glenelg), an independent property valuation, and thorough title and planning checks for easements or unapproved structures.
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What taxes do I pay when buying a property in Adelaide in 2026?
What is the property transfer tax rate in Adelaide in 2026?
As of early 2026, the property transfer tax (called stamp duty) in Adelaide for properties over A$500,000 is calculated as A$21,330 plus 5.5% of the amount above A$500,000, so a A$900,000 property incurs about A$43,330 (USD 28,200 or EUR 26,000) in stamp duty alone.
Yes, there is a significant extra transfer tax for foreigners buying property in Adelaide: South Australia charges a 7% foreign ownership surcharge on top of normal stamp duty, which adds A$63,000 (USD 41,000 or EUR 38,000) to a A$900,000 purchase.
Australia does not have VAT but has a 10% GST, however most residential resale buyers in Adelaide do not pay GST separately because it only applies to new residential premises where it is typically embedded in the price by the developer.
Stamp duty in Adelaide is paid at or before settlement as part of the conveyancing process, and your conveyancer coordinates this payment through the electronic settlement platform.
Are there tax exemptions or reduced rates for first-time buyers in Adelaide?
South Australia offers stamp duty relief for eligible first home buyers, and for contracts signed on or after 13 February 2025, full stamp duty relief is available regardless of property value, but foreign buyers must still pay the 7% foreign ownership surcharge even if their stamp duty is reduced to zero.
If you buy property through a company in Adelaide, the transaction can still trigger the 7% foreign ownership surcharge if the company qualifies as a "foreign corporation" under South Australian rules.
For buying taxes in Adelaide, there is no meaningful difference between new-build and resale properties because stamp duty and the 7% surcharge apply equally, though GST treatment differs on the seller's side for new residential premises.
To qualify for first home buyer relief in Adelaide, you must meet eligibility requirements set by RevenueSA, but foreign buyers should note that even with stamp duty relief, the foreign ownership surcharge remains payable.
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.
Which professional fees will I pay as a buyer in Adelaide in 2026?
How much does a notary or conveyancing lawyer cost in Adelaide in 2026?
As of early 2026, conveyancing fees for buyers in Adelaide typically range from A$1,200 to A$3,500 (USD 780 to USD 2,280 or EUR 720 to EUR 2,100), with higher costs for complex transactions involving off-the-plan purchases or foreign buyer compliance.
Conveyancing fees in Adelaide are typically charged as a flat rate rather than a percentage of the property price, though complex matters may incur additional hourly charges.
Translation and interpreter services for foreign buyers in Adelaide cost around A$300 to A$1,500 (USD 200 to USD 975 or EUR 180 to EUR 900), depending on the number of documents and whether you need a certified NAATI translator at signing.
Foreign tax residents buying in Adelaide should consider hiring a tax advisor for around A$300 to A$800 (USD 200 to USD 520 or EUR 180 to EUR 480) for a one-off consultation, especially to plan for rental income taxation and capital gains withholding at sale.
We have a whole part dedicated to these topics in our our real estate pack about Adelaide.
What's the typical real estate agent fee in Adelaide in 2026?
As of early 2026, the typical real estate agent commission in Adelaide is around 2% to 3% of the sale price, but this fee is normally paid by the seller, not the buyer.
In Adelaide, the seller pays the selling agent's commission, so most buyers face zero agent fees unless they choose to hire a buyer's agent, which is a separate service.
If you hire a buyer's agent in Adelaide, fees can range from A$5,000 to A$20,000 or more (USD 3,250 to USD 13,000 or EUR 3,000 to EUR 12,000), depending on the scope of service and property price.
How much do legal checks cost (title, liens, permits) in Adelaide?
Legal checks including title searches, liens verification, and planning certificates in Adelaide typically cost A$300 to A$800 (USD 200 to USD 520 or EUR 180 to EUR 480), usually bundled into your conveyancer's disbursements.
Property valuation fees in Adelaide range from A$0 to A$800 (USD 0 to USD 520 or EUR 0 to EUR 480), depending on whether your lender includes it or you commission an independent valuation.
The most critical legal check in Adelaide that you should never skip is the title search and encumbrance check, as this reveals easements, caveats, and unapproved structures that could affect your use of the property.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Adelaide.
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What hidden or surprise costs should I watch for in Adelaide right now?
What are the most common unexpected fees buyers discover in Adelaide?
The most common unexpected fees foreign buyers discover in Adelaide include the 7% foreign ownership surcharge (often missed when budgeting), the FIRB application fee which can reach five figures, higher-than-expected transfer registration fees that scale with price, and strata levies or special assessments for apartments.
In Adelaide, unpaid council rates and water charges are typically adjusted at settlement so you pay your share from settlement date onward, but you should watch for upcoming special levies in strata properties.
Scams involving fake listings and payment interception do occur in Adelaide, so always verify bank details by phone with your conveyancer and be cautious of listings that seem too good to be true.
Fees that are usually not disclosed upfront in Adelaide include special strata levies for major works, building defects in off-the-plan properties, and the full scope of foreign buyer compliance costs like FIRB timing requirements.
In our property pack covering the property buying process in Adelaide, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Adelaide?
If the property has a tenant in Adelaide, you may face extra costs of A$200 to A$500 (USD 130 to USD 325 or EUR 120 to EUR 300) for additional legal review of the lease, bond transfer, and notices, plus you will need landlord insurance from day one.
When purchasing a tenanted property in Adelaide, you inherit the existing lease agreement and must honor its terms, including the rent amount and lease duration, until it expires.
Terminating an existing lease immediately after purchase in Adelaide is generally not possible if the tenant has a fixed-term agreement, so you must wait until the lease ends or negotiate a voluntary surrender.
A sitting tenant in Adelaide can affect the property's market value positively for investors seeking rental income or negatively for owner-occupiers who want immediate possession, which may give you some negotiating leverage.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Adelaide.
We have made this infographic to give you a quick and clear snapshot of the property market in Australia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which fees are negotiable, and who really pays what in Adelaide?
Which closing costs are negotiable in Adelaide right now?
Negotiable closing costs in Adelaide include conveyancer or legal fees, building and pest inspection costs, buyer's agent fees if you use one, and sometimes lender-related charges.
Closing costs that are fixed by law or regulation in Adelaide and cannot be negotiated include stamp duty, the 7% foreign ownership surcharge, transfer registration fees set by Land Services SA, and PEXA electronic settlement fees.
On negotiable fees in Adelaide, buyers can typically achieve savings of 10% to 20% by shopping around for conveyancers and comparing inspection providers, though this amounts to a few hundred dollars rather than thousands.
Can I ask the seller to cover some closing costs in Adelaide?
In Adelaide, it is uncommon for sellers to agree to cover buyer closing costs like stamp duty or registration fees, though you can always ask during negotiations.
Sellers in Adelaide are more likely to agree to price reductions, include appliances, or cover minor repairs rather than directly paying your stamp duty or registration fees.
Sellers in Adelaide are more open to covering costs or reducing prices when properties have been on the market for a long time, in slower market conditions, or when they are motivated to sell quickly.
Is price bargaining common in Adelaide in 2026?
As of early 2026, price bargaining is common in Adelaide, though the discount you can achieve depends heavily on the suburb, property type, and how long the listing has been on the market.
Buyers in Adelaide typically negotiate discounts in the low single-digit percentage range (around 2% to 5%), which could mean A$18,000 to A$45,000 (USD 11,700 to USD 29,250 or EUR 10,800 to EUR 27,000) off a A$900,000 asking price, with wider discounts possible for properties that have lingered on the market.
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What monthly, quarterly or annual costs will I pay as an owner in Adelaide?
What's the realistic monthly owner budget in Adelaide right now?
A realistic monthly owner budget in Adelaide (excluding mortgage payments) is around A$400 to A$900 (USD 260 to USD 585 or EUR 240 to EUR 540), though this can be higher for older properties or those with expensive strata levies.
The main recurring expense categories in Adelaide include council rates, SA Water charges, building and contents insurance, strata levies if applicable, and a maintenance reserve.
Monthly owner costs in Adelaide can range from around A$300 (USD 195 or EUR 180) for a simple apartment with low strata fees to A$1,200 or more (USD 780 or EUR 720) for a large older house requiring regular maintenance.
Strata levies tend to vary the most in Adelaide because they depend on the age of the building, shared facilities, and whether the owners corporation is planning major repairs or has a healthy sinking fund.
You can see how this budget affect your gross and rental yields in Adelaide here.
What is the annual property tax amount in Adelaide in 2026?
As of early 2026, annual council rates in Adelaide average around A$2,000 (USD 1,300 or EUR 1,200) per year, though your actual bill depends on your property's value and which council area you are in.
Annual council rates in Adelaide can range from around A$1,200 (USD 780 or EUR 720) for modest properties to A$4,000 or more (USD 2,600 or EUR 2,400) for high-value homes in premium suburbs.
Council rates in Adelaide are calculated based on your property's capital value, with each council setting its own rate in the dollar, so the same property value can result in different bills depending on location.
Some exemptions or reductions may be available for pensioners or certain property uses in Adelaide, but foreign investment property owners generally do not qualify for concessions and should also be aware of SA land tax if they own multiple properties.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Australia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
If I rent it out, what extra taxes and fees apply in Adelaide in 2026?
What tax rate applies to rental income in Adelaide in 2026?
As of early 2026, rental income from Adelaide property is taxed under Australian income tax rules, and if you are a foreign resident for tax purposes, your rental income is taxed at foreign resident rates starting at 30% with no tax-free threshold.
Landlords in Adelaide can deduct eligible expenses from rental income, including property management fees, repairs, insurance, council rates, water charges, and depreciation on fixtures, which reduces your taxable rental profit.
After deductions, the effective tax rate for typical foreign landlords in Adelaide might range from 20% to 30% of gross rental income, depending on your expense profile and total Australian income.
Yes, foreign property owners in Adelaide pay a different rental income tax rate than Australian residents because they are taxed at foreign resident rates with no tax-free threshold, starting at 30% on the first dollar of taxable income.
Do I pay tax on short-term rentals in Adelaide in 2026?
As of early 2026, short-term rental income in Adelaide is taxable just like long-term rental income, and you must declare it in your Australian tax return.
Short-term rental income in Adelaide is generally taxed the same way as long-term rental income for foreign owners, though you may have higher deductible expenses for platform fees, cleaning, and turnover costs.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Adelaide.
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If I sell later, what taxes and fees will I pay in Adelaide in 2026?
What's the total cost of selling as a % of price in Adelaide in 2026?
As of early 2026, the total cost of selling a property in Adelaide is typically around 2% to 4% of the sale price, not including any capital gains tax you may owe.
The realistic low-to-high percentage range for total selling costs in Adelaide runs from about 2% (minimal marketing, competitive agent commission) to 4% or more (premium marketing package, standard commission, conveyancing).
Selling costs in Adelaide typically include real estate agent commission, marketing and advertising fees, conveyancing or legal fees, and potentially early mortgage discharge fees if you have a loan.
The largest single selling cost in Adelaide is usually the real estate agent commission, which commonly ranges from 2% to 3% of the sale price.
What capital gains tax applies when selling in Adelaide in 2026?
As of early 2026, capital gains tax in Australia is not a separate tax but is added to your income and taxed at your marginal rate, with foreign residents currently taxed at rates starting at 30%.
Exemptions to capital gains tax in Australia include the main residence exemption if the property was your primary home, though foreign residents have limited access to this exemption under current rules.
Foreigners selling property in Adelaide face an important extra step: buyers must withhold a portion of the sale proceeds (currently 15% for properties over A$750,000) unless you obtain a clearance certificate from the ATO before settlement.
Capital gain in Australia is calculated as the sale price minus your cost base (purchase price plus eligible costs like stamp duty and improvements), and Australian residents who held the property for over 12 months may get a 50% discount, but foreign residents generally do not qualify for this discount.
We made this infographic to show you how property prices in Australia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Adelaide, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| RevenueSA - Stamp Duty Rates | Official South Australian government stamp duty schedule. | We used it to get the exact transfer duty brackets and rates. We then calculated realistic duty examples at common Adelaide price points. |
| RevenueSA - Foreign Ownership Surcharge | Official SA government page defining the 7% foreign buyer surcharge. | We used it to confirm the surcharge rate and when it applies. We modeled the "foreigner" version of closing-cost budgets based on this. |
| Land Services SA - Transfer Registration Fees | Official SA land registry fee schedule for 2025-26. | We used it to estimate the statutory registration fee at settlement. We included example fees for typical Adelaide purchase prices. |
| ATO - FIRB Fees | The ATO administers and publishes official foreign investment fees. | We used it to price the FIRB application fee bands for foreign buyers. We included this as a major foreigner-specific upfront cost. |
| ATO - Foreign Resident Tax Rates | Official ATO tax rate table for foreign residents. | We used it to estimate rental income tax outcomes for non-resident owners. We explained that rental income is taxed at non-resident marginal rates. |
| ATO - Clearance Certificates | Official ATO process page for foreign resident CGT withholding. | We used it to explain the withholding risk at sale time. We highlighted this as a common surprise cost for foreign sellers. |
| PEXA - Pricing Schedule | PEXA is Australia's national eConveyancing platform. | We used it to estimate the electronic settlement transaction fee. We included it under unavoidable settlement disbursements. |
| RevenueSA - First Home Buyer Relief | Official SA government rules for first-home stamp duty relief. | We used it to confirm what relief exists in 2026. We explained how relief interacts with the foreign ownership surcharge. |
| RevenueSA - Land Tax Rates 2025-26 | Official SA government land tax thresholds and rates. | We used it to estimate annual land tax exposure for investors. We clarified that land tax is an ongoing owner cost, not a buying cost. |
| NAATI - Fees Schedule | Australia's national authority for translator and interpreter certification. | We used it to anchor costs for certified translation needs common for foreign buyers. We gave realistic market ranges for full-service translation. |
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