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Home › Sell Property › How to Sell an Apartment in South Australia (SA)
Selling an apartment in South Australia can feel confusing if you’ve never done it before. Many owners assume selling an apartment is the same as selling a house, but there are extra rules, extra documents, and extra costs involved. If you don’t understand these early, you may face delays, price reductions, or buyers pulling out at the last minute.
This guide explains how to sell an apartment in SA from start to finish. You’ll learn what documents you need, how long the process usually takes, what it costs, and how to avoid common mistakes. Whether you live in the apartment or rent it out as an investment, this guide will help you feel prepared before speaking with an agent or conveyancer.
Key Takeaways Selling an apartment in South Australia requires extra documents because buyers assess the strata or community scheme, not just the unit. Form 1 (Vendor’s Statement) is mandatory. Incorrect or late disclosure can delay settlement or give buyers rights to pull out. Order strata or community records early. Buyers can request them, and missing information is a common reason sales fall over. Budget for the true cost of selling, including agent fees, marketing, conveyancing, strata adjustments at settlement, and potential CGT for investment properties. If the apartment is tenanted, follow SA tenancy rules for notice and inspections before advertising and showing buyers. Strong marketing matters because apartment buyers shortlist online first. Keep claims accurate to avoid compliance issues. Most SA settlements are electronic and commonly occur several weeks after contracts are signed, depending on the contract terms. The easiest way to reduce stress is to prepare documents early and use a conveyancer or solicitor experienced in apartment sales. Compare multiple agents before signing. Apartment experience and strata knowledge can materially affect your sale price and timeline.
Key Takeaways
Next Step: Compare local apartment selling agents now to see their recent unit results, fees, and sales approach side by side before you choose who to trust with your sale.
These figures help anchor your guide in real numbers.
Before you list your apartment for sale, it’s important to understand what makes apartments different from houses in South Australia. These differences affect how buyers view your property and what you must legally provide.
When you sell a house, buyers are mainly focused on the home itself and the land it sits on. When you sell an apartment, buyers are purchasing two things at once:
This shared ownership creates extra steps in the selling process. Buyers want reassurance that the building is well-maintained and financially healthy, not just that your apartment looks good.
Apartment sales usually involve:
Because of this, buyers often ask more questions and take longer to make decisions.
Most apartments in SA are part of a strata corporation (sometimes called a body corporate). This group manages the building, collects fees, and pays for maintenance and insurance. South Australia still has many strata-titled apartments. However, since 1 June 2009, new divisions of land generally happen under community title rather than new strata plans.
In SA, the formal term is strata corporation (strata title) or community corporation (community title). “Body corporate” is commonly understood, but it is not the SA legislative term. So it is more accurate to say “apartments are usually strata title or community title”.
Buyers will assess the scheme’s finances, insurance, recent minutes, disputes, and whether special levies are likely. In SA, purchasers can formally request scheme information and the corporation must provide it within 5 business days (for strata and for community).
Strata rules can influence:
For first-time sellers, this is often surprising. Even if your apartment is perfect, problems with the strata can reduce your sale price or slow down the sale.
Many first-time sellers underestimate how long the apartment-selling process takes. While the actual sale may feel quick, preparation is often the longest part.
A realistic apartment selling timeline in South Australia looks like this:
The seller must ensure Form 1 is served at least 10 clear days before settlement if it has not already been served before contract, and earlier is safer. The most common cause of delays is waiting too long to collect strata records. Buyers are legally entitled to this information, and missing paperwork can stop a sale from progressing.
Preparing early helps you:
Before you can confidently sell your apartment in South Australia, you need to understand how your apartment is legally owned. This ownership structure affects your paperwork, your costs, and how buyers assess risk. Many first-time sellers overlook this step, which can lead to delays later.
Most apartments in SA fall under strata title or community title. While they sound similar, they work slightly differently.
When you sell an apartment, you are not just selling the inside of your unit. You are also selling a share of the common property, such as hallways, lifts, driveways, and gardens.
Strata title is the most common ownership type for apartments in South Australia. Under a strata title:
Community title is more common in newer developments and larger complexes. With a community title:
From a buyer’s point of view, both types mean ongoing fees and shared decision-making, which is why these details matter during the sale.
Every apartment has something called a unit entitlement. This number determines how much you contribute to shared costs and how much voting power you have in the strata corporation.
Unit entitlements are usually based on:
For example:
Buyers will look at unit entitlements to understand:
This is why buyers often compare your apartment to others in the same building.
Shared areas are part of what buyers are purchasing, even though they don’t live inside them. Poorly maintained common property can turn buyers away quickly.
Buyers pay close attention to:
If the building looks neglected or has obvious maintenance issues, buyers may worry about future repair bills. This can lead to lower offers or longer selling times.
In SA, a prospective purchaser can request scheme information, and the corporation must provide key information and documents within 5 business days. One of the smartest things you can do as a first-time seller is to review your strata records before listing your apartment. Buyers are legally entitled to this information, and surprises can derail a sale.
Important records include:
If the strata have upcoming major repairs or low savings, it’s better to know early so you can price accordingly and answer buyer questions confidently.
You can request these records from:
Choose the best fit for your apartment sale, not just the agent with the loudest pitch.
When selling an apartment in South Australia, legal paperwork is not optional. In fact, your sale cannot legally proceed without the correct documents, and apartments require more disclosure than houses. Preparing these early can save weeks of delays and reduce the risk of a buyer pulling out.
This step is especially important for apartment sellers because buyers rely heavily on documentation to understand strata costs, building condition, and future risks.
The most important document when selling an apartment in SA is the Vendor’s Statement, commonly known as Form 1.
Form 1 is a legal disclosure document that gives buyers all essential information about the property before they sign the contract. If Form 1 is incorrect or incomplete, the buyer may have the legal right to cancel the sale.
Form 1 usually includes:
For apartments, Form 1 also includes strata-related disclosures, which are often where problems occur.
Many first-time sellers assume Form 1 is just a formality. It is not. In South Australia, sellers have a legal obligation to disclose accurate information.
If information is missing or wrong:
This is particularly important with strata apartments, where future repair costs or disputes must be disclosed.
When selling an apartment, buyers want to know if the building is financially stable and well-managed. Strata disclosures answer these questions.
Strata information typically includes:
For example, if the strata plan to replace the roof next year, buyers need to know this. If it’s not disclosed, the buyer may later cancel the contract.
Most apartment sellers in SA use a conveyancer or property solicitor to prepare legal documents. While it’s technically possible to sell without one, it’s rarely recommended, especially for first-time sellers.
A conveyancer or solicitor handles:
Their role is to protect you from legal mistakes and ensure the sale complies with SA law.
Conveyancing costs vary depending on complexity, but for apartment sales in SA, most sellers pay:
While this may feel like an extra expense, it often prevents far more costly problems later.
Preparing documents early gives you several advantages:
First-time sellers who prepare Form 1 and strata documents early almost always experience a smoother sale.
One of the biggest surprises for first-time sellers is how many costs are involved in selling an apartment. Many owners only think about agent commission, but there are several other expenses that can add up quickly. Understanding the cost of selling your property in SA early helps you avoid financial stress and set realistic expectations.
This step is critical because your final “take-home” amount is often much lower than the sale price once all costs are deducted.
If you choose to sell your apartment with a real estate agent, you will pay a commission when the property sells. This is usually the largest selling cost.
In South Australia, agent commission for apartments typically ranges from:
The exact percentage depends on:
For example, if your apartment sells for $500,000, commission could range from $7,500 to $15,000, plus GST.
Tip for first-time sellers: commission is often negotiable, especially if your apartment is well-located or easy to sell.
Most agents charge marketing costs separately from commission. These fees are usually paid upfront and are non-refundable, even if the apartment doesn’t sell.
Typical apartment marketing costs in Adelaide include:
Marketing fees usually range from:
High-quality marketing is especially important for apartments, as buyers rely heavily on photos and online listings before booking inspections.
As covered earlier, conveyancing is essential when selling an apartment in SA.
Typical conveyancing-related costs include:
Most sellers should budget:
Apartments often sit at the higher end of this range due to additional strata documentation.
Strata fees don’t stop just because you’re selling. At settlement, strata fees are adjusted between you and the buyer.
This means:
If strata fees are paid quarterly, adjustments ensure both parties pay their fair share. Your conveyancer handles this, but it can affect how much money you receive at settlement.
If you are selling an investment property, you may need to pay capital gains tax (CGT) when you sell.
CGT applies when:
Key things first-time investors should know:
Because CGT rules can be complex, many sellers speak with an accountant before listing.
Before listing your apartment, you need to decide how you want to sell it. In South Australia, there are two main decisions to make:
Each option has advantages and disadvantages, especially for apartments. Choosing the wrong method can increase stress, limit buyer interest, or reduce your final sale price.
A private sale means you sell the apartment yourself without using an agent. While this can save commission, it also means taking on all responsibilities.
Pros:
Cons:
Private sales are generally more challenging for apartments because buyers expect detailed strata information and professional marketing.
Selling with a real estate agent is the most common choice for apartment sellers in SA.
For first-time apartment sellers, using an agent often reduces stress and improves outcomes, especially in competitive Adelaide markets.
Once you choose who will sell your apartment, you also need to choose how it will be sold.
Private treaty is the most common method for apartment sales in South Australia.
With private treaty:
Private treaty works well for apartments because:
Auctions are less common for apartments but can work in specific situations.
Auction sales involve:
Auctions may work best when:
However, auctions carry more risk for first-time sellers, as there’s no guaranteed sale price.
For most apartment sellers in Adelaide:
Your agent can advise on the best method based on your building, suburb, and buyer demand.
Marketing is how buyers find your apartment and decide whether it is worth inspecting. Most apartment buyers make decisions online first, often within a few seconds. If your marketing is weak or unclear, buyers may skip your listing even if the apartment is a good fit.
Because apartments compete closely with similar properties, strong marketing helps your listing stand out and attract serious buyers.
Professional photos are essential when selling an apartment. Poor photos can make rooms look dark, small, or uninviting, which turns buyers away before they even read the description.
Professional photography helps by:
Apartments rely heavily on good lighting and correct angles. This is why phone photos usually do not perform well in listings.
Floor plans help buyers understand how the apartment actually works. Many buyers will not book an inspection without seeing one.
Floor plans allow buyers to:
Virtual tours are optional but useful, especially for interstate buyers, investors, or busy professionals. They can reduce time wasted on inspections by attracting more serious buyers.
Most buyers will first see your apartment on major property websites. Your listing should be clear, accurate, and easy to understand.
A strong apartment listing includes:
Transparency is important. Buyers lose trust quickly if the listing does not match reality.
Apartments are usually shown through open inspections, but private inspections may also be arranged.
Open inspections:
Private inspections:
Most sellers use a combination of both.
Different buyers care about different things, so marketing should appeal to both groups.
Investors usually focus on:
Owner occupiers usually focus on:
Good marketing balances both without overwhelming buyers with too much information.
Effective marketing:
For apartments, good marketing can be the difference between multiple offers and weeks with little interest.
View commission ranges, marketing packages, and recent apartment sale outcomes side by side.
Once your apartment is on the market, offers may start coming in. This stage can feel stressful for first-time sellers because there is paperwork, timing pressure, and negotiation involved. Understanding how offers work in South Australia helps you stay calm and make better decisions.
Apartments often receive fewer but more detailed offers than houses, especially from investors who carefully review costs and documents.
An offer is a written proposal from a buyer stating the price they are willing to pay and the conditions they want included. Verbal offers are not legally binding, so everything important must be in writing.
Apartment offers usually include:
Buyers may ask for time to review strata records before committing fully. This is common and should not be seen as a red flag.
Most apartment offers in SA are conditional. This means the buyer agrees to purchase only if certain conditions are met.
Common conditions include:
Conditional offers are normal for apartments because buyers want to understand future costs and risks. Your agent or conveyancer will explain what each condition means before you accept.
In South Australia, buyers usually have a cooling-off period after signing the contract. This gives them time to change their mind.
Key points to understand:
Cooling-off periods are part of the process and should be expected.
Negotiation is not just about price. Terms can matter just as much, especially if you have specific timing needs.
You may negotiate:
For example, a slightly lower price with a shorter settlement may suit you better if you need funds quickly. Your agent will usually communicate offers and counteroffers and guide you on what is reasonable in the current market.
If your apartment is well priced and marketed, you may receive more than one offer.
In this situation:
First-time sellers often focus only on the highest price, but the strongest offer is the one most likely to reach settlement smoothly.
You should consider accepting an offer when:
Once you accept and contracts are signed, the sale moves into the legal settlement stage.
Many apartment sales in South Australia run into trouble not because the property is hard to sell, but because sellers make avoidable mistakes. First-time sellers are especially at risk because apartment sales involve extra rules, documents, and buyer concerns. Knowing these mistakes in advance can save you time, money, and stress.
One of the most common mistakes is underestimating how much buyers care about strata matters. Buyers will review strata records closely and any red flags can reduce confidence.
Common strata-related mistakes include:
Even if your apartment looks great, unresolved strata issues can delay or derail a sale.
Many sellers focus only on the sale price and forget about costs that reduce their final proceeds.
Costs often overlooked include:
Failing to budget properly can leave sellers disappointed at settlement when they receive less than expected.
Pricing errors are especially costly for apartments because buyers can easily compare similar units.
Common pricing mistakes include:
Apartments that sit on the market too long often sell for less after price reductions.
Incomplete Form 1 documents are a major reason apartment sales fall through.
Mistakes include:
Buyers have legal rights if information is incorrect, which can lead to cancelled contracts or renegotiations.
Not all agents are experienced in apartment sales. Choosing someone without local apartment expertise can hurt your outcome.
Warning signs include:
Taking time to compare agents helps avoid this mistake.
Get clarity on pricing approach, fee structure, and the exact steps they’ll take to sell your apartment.
Many apartment owners wonder whether now is the right time to sell in Adelaide or if they should wait. The answer depends on several factors, including buyer demand, interest rates, and how apartments are performing in your specific suburb. Understanding these factors helps you make a confident decision rather than guessing or relying on headlines.
For first-time sellers, timing is often about balancing market conditions with your personal situation.
Apartment demand in South Australia is influenced by different factors than house demand. Apartments attract a mix of first-home buyers, downsizers, and investors, each reacting differently to market changes.
Key factors that affect demand include:
When house prices rise faster than apartments, buyers often turn to units as a more affordable option.
Interest rates play a major role in how confident buyers feel. When rates are stable or falling, buyers are more willing to make offers. When rates are rising, buyers tend to be more cautious and price sensitive.
For apartment sellers, this means:
Good pricing and presentation become even more important when buyer confidence is mixed.
Apartment performance varies significantly across Adelaide. Inner city and well-located apartments near transport, universities, and employment hubs usually attract more consistent demand.
Trends often seen in stronger performing apartment markets include:
Apartments in oversupplied areas or buildings with high strata fees may take longer to sell, regardless of overall market conditions.
Market conditions are important, but your personal situation matters just as much.
You may decide to sell because:
If selling solves a personal or financial problem, waiting for a perfect market may not be necessary.
A good way to decide is to:
This information helps you decide with facts rather than emotion.
Selling an apartment in South Australia is absolutely doable. It just takes more preparation than selling a house because buyers are also assessing the strata or community scheme, not just your unit. The biggest advantage you can give yourself is to get the paperwork right early, especially Form 1 and the strata or community records, so buyers can review everything without delays or last-minute surprises under the Land and Business (Sale and Conveyancing) Act 1994 (SA) and the strata or community title laws.
If you prepare your documents, understand the real costs of selling, price the apartment based on recent comparable unit sales, and market it accurately, you will reduce risk and improve your chance of a smooth settlement. If the property is tenanted, follow the notice and inspection rules under the Residential Tenancies Act 1995 (SA) so the sale does not run into avoidable compliance issues.
The safest next step is to speak with a real estate agent and confirm the correct disclosures for your apartment and scheme. Once the legal side is under control, you can focus on the part that drives your result. Presentation, buyer confidence, and negotiation.
Most apartments in South Australia take four to ten weeks to sell once listed, depending on location, price, and demand. Preparation before listing can take another two to four weeks, especially if strata documents are needed. Well-priced apartments in popular Adelaide suburbs often sell faster.
You are not legally required to use a conveyancer, but most sellers do. Selling an apartment involves complex disclosure requirements, especially for strata properties. A conveyancer prepares Form 1, manages strata searches, and handles settlement, which reduces legal risk for first-time sellers.
Yes, private sales are legal in South Australia. However, apartment sales are more complex due to strata rules and disclosure requirements. Many first-time sellers choose an agent to reduce risk and handle negotiations.
Yes. Buyers closely review strata fees, sinking fund balances, and upcoming repairs. High fees or planned major works can reduce buyer interest or lower the price they are willing to pay. Well-managed strata buildings usually sell more easily.
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