For sale by owner homes in South Australia.
Homes listed by their owners across South Australia on realestate.com.au and Domain. No agent, no commission.
Browse 5 homes for sale by owner across South Australia. Each one is listed on realestate.com.au and Domain by its owner, with no agent commission.
5 homes for sale by owner
POA
186 Cross Road
Malvern SA 5061
- 999 m²
EOI Closing 12th Nov
13 Octoman Street
Tumby Bay SA 5605
- 5beds
- 2baths
- 4cars
Offers Over + $900,000
12A Galway Avenue
North Plympton SA 5037
- 3beds
- 2baths
- 2cars
- 270 m²
$1,050,000 – $1,100,000
1 Geoffrey Avenue
Valley View SA 5093
- 3beds
- 2baths
- 2cars
- 700 m²
$840,000 – $890,000
29 Crozier Avenue
Modbury SA 5092
- 3beds
- 1bath
- 2cars
- 425 m²
No homes match those filters.
For sale by owner homes by area in South Australia.
For sale by owner in South Australia, done properly.
The Form 1, the two-day cooling-off, the $100 deposit rule, auctions and what it all costs. The SA rules for selling privately, in plain English.
The short answer
Yes, you can legally sell your own home in South Australia without an agent. You must give the buyer a Form 1 vendor’s statement, usually prepared by a conveyancer, and a written contract. Buyers get two clear business days to cool off, except at auction, and if they do, you can keep no more than $100 of the deposit.
At a 2.1% commission, an agent would charge $21,000 on a $1,000,000 sale, before GST and marketing.
01 · Legality
Can you sell your own house in SA without an agent?
Yes. The Land Agents Act 1994 governs agents who sell property for other people, and an agent cannot act for you without a signed sales agency agreement. If you sell your own home, there is no agent and no agreement.
What does not change is the sale law. The contract must be in writing, the buyer must get a Form 1, and the buyer keeps their cooling-off rights. SA is stricter on paperwork than WA or Queensland, so this is the part to get right.
02 · Form 1
What is a Form 1, and when must the buyer get it?
The Form 1 is the vendor’s statement required under the Land and Business (Sale and Conveyancing) Act 1994. The form itself now sits in Schedule 1 of the Land and Business (Sale and Conveyancing) Regulations 2025, which took effect on 1 September 2025. It tells the buyer:
- Their cooling-off rights and how to use them
- Title details, mortgages, charges and other encumbrances
- Zoning under the SA Planning Code, and other property particulars
- Whether you have been told the building has aluminium composite panel cladding
When. Have it ready before you sign anything. If the Form 1 is served before the contract is signed, cooling-off runs from signing. If it is served after, cooling-off runs from service, and it must reach the buyer at least 10 clear days before settlement. The contract is not binding on the buyer until they have it.
The risk if it is wrong
If the Form 1 is not served, or the one served is inaccurate, the buyer can rescind the contract at any time up until settlement. That is a buyer walking away weeks after you thought the house was sold. This is why the Form 1 is not a DIY document.
03 · The paperwork
Who prepares the Form 1 and contract?
On an agency sale, the agent prepares the Form 1 and makes the searches needed to complete it accurately. On a private sale, use a conveyancer or a lawyer. In SA, conveyancers must be registered under the Conveyancers Act 1994, so check registration before you engage one.
The contract itself is usually a standard form, most commonly the one approved by the Real Estate Institute of South Australia, with the Law Society of South Australia’s forms as the alternative. Any special conditions should be checked by someone who does this for a living. Ask your conveyancer for a fixed quote that covers the Form 1, the contract and settlement.
04 · Cooling-off
How long is the cooling-off period in SA?
Two clear business days. It ends at the end of the second clear business day after the later of signing and Form 1 service. Weekends, public holidays and the day of service do not count.
The $100 rule
If the buyer cools off, any deposit paid above $100 must be refunded. Take a $20,000 deposit: the buyer gets back at least $19,900. The most you can keep is $100.
There is no cooling-off when a property is bought at auction. The Form 1 lists the cooling-off exceptions that apply, so ask your conveyancer to walk you through them.
05 · Auctions
Can you sell at auction privately in SA?
Auctions in SA come with their own rules, and they bite hard if you get them wrong:
- Form 1 on display. It must be available to the public for 3 business days before the auction at the agent’s or auctioneer’s office, and at the venue for at least 30 minutes before bidding starts.
- Registered bidders. Everyone who bids must register first and bid under a unique identifier.
- Vendor bids. Allowed only if the auction conditions permit them, a maximum of three, each announced as a vendor bid, and each below the reserve.
- No cooling-off. The fall of the hammer is final.
Most private sellers in SA sell by private treaty, where cooling-off applies. If an auction is the right method for your home, that is a job for a licensed agent. I have called more than 2,000 of them, and the rules above are the reason I would never tell an owner to run one alone.
06 · Where we fit
What Unreserved does for SA sellers.
Unreserved is a licensed real estate agency, licensed in South Australia under mutual recognition. We give you the tools and the people to sell your own home properly, for a flat fee and no commission.
- Price it right. A free AI valuation from recent comparable sales near you.
- Get it seen. Lite and Plus list on realestate.com.au, Domain and more portals. Basic lists on Domain.
- Handle the buyers. A unified buyer inbox and the AI Inspection Agent, with licensed agents on call 7 days a week.
- Get the paperwork right. Contract and settlement support on every paid plan, working with your conveyancer on the Form 1 and contract.
- Hand it over. On Plus, a dedicated campaign manager runs the sale and a licensed agent negotiates your offers.
| Plan | Fee | When you pay | Where it is listed | Who runs the sale |
|---|---|---|---|---|
| Free Listing | $0 | Nothing to pay | A shareable listing page | You |
| Basic | $500 | Up front | Domain | You, with AI tools and licensed agent support |
| Lite | $900 | Up front | realestate.com.au, Domain and more portals | You, with AI tools and licensed agent support |
| Plus | $6,900 | $2,000 up front, $4,900 on sale | realestate.com.au, Domain and more portals | A licensed agent runs the sale |
No lock-in contracts. Photography, video and floor plans are optional extras on every plan. Conveyancing fees are separate. Full details on the plans page and in the comparison.
07 · The cost
What does it cost to sell a house in SA?
Agent commission is the biggest cost, and it is negotiable. Rates in Australia run from about 1.8 to 3.5%. We use 2.1%, the conservative end, so the comparison never flatters us. Conveyancing and marketing come on top either way.
| Sale price | Commission at 2.1% | Lite, $900 | You keep vs commission | Plus, $6,900 | You keep vs commission |
|---|---|---|---|---|---|
| $700,000 | $14,700 | $900 | $13,800 | $6,900 | $7,800 |
| $1,000,000 | $21,000 | $900 | $20,100 | $6,900 | $14,100 |
| $1,006,099 (Adelaide median) | ≈$21,100 | $900 | ≈$20,200 | $6,900 | ≈$14,200 |
| $1,200,000 | $25,200 | $900 | $24,300 | $6,900 | $18,300 |
Commission figures are before GST and before any marketing package. Adelaide median house value: Cotality Hedonic Home Value Index, April 2026, from our Commission Report 2026. Full breakdown, including conveyancing and other costs: the cost of selling a house in SA.
Your home is not the Adelaide median.
Run your own price through the SA savings calculator and see what commission would cost you.
Open the SA savings calculator08 · The honest part
When an agent is the better call.
Selling privately suits most SA homes, not all of them.
Selling privately suits you if
- You can be at the home for inspections, usually on weekends
- You are selling by private treaty, not auction
- You have a registered conveyancer lined up before you list
- You want to know the total cost before you list
Think twice if
- You want to sell at auction (use a licensed agent, or Plus)
- It is a deceased estate or the owners disagree about the sale
- The property is rural, unusual or hard to compare
- You cannot be present or reachable for a four to six week campaign
FAQ · SOUTH AUSTRALIA
Common questions from SA sellers.
Can you sell your own house in South Australia without an agent?
Yes. You can sell property you own in South Australia without a real estate agent. You still have to meet the same legal requirements as an agency sale: a written contract, a Form 1 vendor’s statement served on the buyer, and the buyer’s cooling-off rights. Most private sellers use a registered conveyancer or lawyer for the paperwork.
What is a Form 1 in South Australia?
Form 1 is the vendor’s statement required under the Land and Business (Sale and Conveyancing) Act 1994. It sets out the buyer’s cooling-off rights and particulars of the property, such as title, mortgages, encumbrances and zoning. If it is not served, or is inaccurate, the buyer can rescind the contract at any time up until settlement.
How long is the cooling-off period in SA?
Two clear business days. Weekends, public holidays and the day the Form 1 is served do not count. The period runs from the later of the contract being signed and the Form 1 being served. There is no cooling-off when a property is bought at auction.
Does the buyer lose their deposit if they cool off in SA?
Only up to $100 of it. If a buyer cancels within the cooling-off period, any deposit paid of more than $100 must be refunded. So the most a seller can keep when a buyer cools off is $100.
Is Unreserved licensed in South Australia?
Yes. Unreserved is licensed in South Australia under mutual recognition. SA sellers can use every Unreserved plan, from a free listing to Plus, where a licensed agent runs the sale for a flat $6,900 and no commission.
KEEP READING
Check the numbers yourself.
Sources
Checked October 2026. The Law Handbook is published by the Legal Services Commission of South Australia. Rules change, so confirm with your conveyancer or lawyer before you rely on them. This page is general information, not legal advice.
- Law Handbook (Legal Services Commission SA), Form 1 (timing, who prepares it, rescission, auction display, 2025 Regulations).
- Law Handbook, Cooling-off period (two clear business days, $100, no cooling-off at auction).
- Law Handbook, The contract (contract in writing, standard forms, binding once Form 1 given).
- Law Handbook, Auctions (bidder registration, vendor bids).
- Law Handbook, Selling a home (Land Agents Act 1994, sales agency agreements).
- Law Handbook, Advice before signing the contract (conveyancers).
- Unreserved, Commission Report 2026 (Adelaide median house value, Cotality, April 2026).
ABOUT THE AUTHOR
Ben Williams
Connect with Ben on LinkedIn →
Ben spent 15+ years as a licensed estate agent and has called more than 2,000 auctions. He founded Unreserved, holds real estate licences in VIC, NSW, QLD and WA, and is licensed in South Australia under mutual recognition.
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