Last Updated on January 27, 2026 by Andrew Mckiggan
Quick Cost Summary
Most homeowners in South Australia should budget between approximately 3% and 4.5% of their final sale price for total selling expenses. While agent commissions and marketing costs vary by provider and strategy, legal and settlement costs follow a defined two-step process.
In early 2026, a typical $750,000 sale in Gawler involves around $19,500–$34,500 in total costs, depending on commission structure, marketing approach, lender fees, and how legal preparation is handled.
AT A GLANCE
2026 Selling Cost Snapshot (SA)
- Rule of thumb: Budget ~3%–4.5% of the sale price
- Gawler median ($750k): Approx. $19.5k–$34.5k total costs
- Variable costs: Commission, marketing, presentation
- Structured costs: Form 1, conveyancing, PEXA, bank discharge
When Do I Actually Pay These Costs?
One of the most common seller concerns isn’t just how much selling costs — it’s when the money leaves their account.
Upfront (Week 1–2)
- Marketing costs (unless deferred or “pay later” options are used)
During the Campaign (If Required)
- Minor repairs following buyer building inspections
At Settlement (Typically Day 30–60)
- Agent commission
- Conveyancing fees and Form 1 costs
- Mortgage discharge fees
- PEXA and digital settlement fees
Key takeaway:
In most cases, the only upfront cash requirement is marketing. The majority of selling costs are deducted from sale proceeds at settlement rather than paid during the campaign.
At first glance, calculating sale proceeds appears simple: take the sale price, subtract the agent’s fee, and the remainder is yours. Once the full financial picture is considered, however, the final “net” figure is often more nuanced.
In most assessments we perform across Gawler, Evanston, and Willaston, selling costs tend to involve several smaller, commonly overlooked expenses that materially affect the final outcome. This guide moves beyond surface-level estimates and outlines the actual real estate selling costs you can expect in South Australia in 2026.
Summary Table: Estimated Costs
(Gawler Median House – $750,000)
| Item | Estimated Range | Notes |
|---|---|---|
| Agent Commission (incl. GST) | $12,375 – $24,750 | Local competition (1.5%–3.0%) |
| Marketing Campaign | $3,500 – $6,500 | Digital, social, signage |
| Form 1 Preparation (Disclosure) | $800 – $2,200 | Searches + legal certification |
| Conveyancing (Settlement) | $880 – $1,300 | Independent registered conveyancer |
| Mortgage Discharge & PEXA | $400 – $850 | Bank + 2026 platform fees |
| TOTAL ESTIMATED COSTS | $19,500 – $34,500 | ~2.6%–4.6% of sale price |
Figures reflect typical South Australian costs as of early 2026. Actual costs vary by provider, property complexity, lender, and sale method.
1. Agent Commission: The Variable Most Sellers Fixate On
In South Australia, agent commissions are not regulated. Instead, they reflect the level of service, negotiation capability, and marketing reach being engaged.
Sellers often focus on marginal differences — such as a 0.2% variation in commission — while overlooking the fact that pricing strategy and negotiation can produce a sale price several percentage points higher than comparable nearby results.
Current Gawler Rates
Commissions typically range between 1.5% and 3.0% plus GST due to strong local competition.
The 2% Benchmark
For standard residential homes in the Gawler region, 2% is often considered a reasonable benchmark, depending on property type and market conditions.
The Tiered Model
Incentive-based commission structures (for example, 2% up to $750k with a performance component above that) are increasingly common in 2026 and help align outcomes.
This is closely tied to pricing strategy — how a home is positioned from day one often has more influence on the final result than small commission differences.
👉 https://gawlereastrealestate.au/property-pricing-strategy/
PROFESSIONAL INSIGHT
Focus on the net result, not the fee alone
A small saving on commission may appear attractive upfront, but stronger pricing and negotiation can often add five figures to the final sale price. The more useful comparison is which approach maximises your walk-away figure.
2. Marketing & Advertising: Buying the “Buzz”
Marketing is where sellers invest in buyer demand, not just exposure. In 2026, a typical marketing budget for a Gawler family home ranges from $3,500 to $6,500.
Local Context
As a gateway to the Barossa, Gawler benefits from strong weekend drive-through traffic. Properties in Willaston and Evanston Park also attract buyers priced out of Adelaide’s inner north, seeking larger blocks with easy Northern Expressway access.
Digital Content
Professional video, drone footage, and 3D tours are now baseline expectations. Homes with EV-ready garages, solar batteries, or energy-efficient upgrades should ensure these features are clearly highlighted.
Net Sale Proceeds Calculator
Estimate your likely walk-away amount after agent commission, marketing, legal costs, and mortgage discharge fees.
Sell with confidence in Gawler.
“The wrong strategy can cost you price and momentum, while the right one protects both.”
3. Legal & Conveyancing: The Compliance Pillar
It’s important to distinguish between preparing the legal disclosure required to sell and completing the legal transfer at settlement. These are two separate steps and are often confused.
Part A: Form 1 Preparation (The “Disclosure” Phase)
Before a property can be sold in South Australia, the seller must serve a Form 1 (Vendor’s Statement). This discloses zoning, rates, easements, encumbrances, and other statutory information.
Typical market cost:
Most sellers pay $1,800–$2,200 when Form 1 preparation is fully outsourced to an agency or legal provider.
Why costs vary:
Pricing depends on:
- whether searches are obtained in-house or outsourced
- how the document is prepared and certified
- property complexity (heritage overlays, infrastructure charges, etc.)
Indicative range:
$800 – $2,200, inclusive of government search disbursements and legal certification.
This cost is generally incurred upfront, before the property is formally listed.
Part B: Conveyancing (The “Settlement” Phase)
Once the property is sold, a registered conveyancer is legally required to complete the transfer of ownership and coordinate settlement.
This includes:
- transferring title
- adjusting council and water rates
- managing settlement through PEXA
Professional conveyancing fee:
Typically $880 – $1,300 in South Australia.
Even if Form 1 preparation is handled efficiently to reduce upfront costs, sellers must still engage an independent conveyancer to complete settlement.
A real-world example helps put this into context. In one recent Gawler sale, we documented how pricing strategy, negotiation approach, and fee structure combined to produce a stronger net outcome than a lower-commission alternative.
👉 View a real Gawler sale case study (fees, pricing, and outcome)
4. PEXA & Digital Settlement Costs
Since May 2026, PEXA has operated under a jurisdiction-based fee model.
Typical SA Fees
- PEXA transfer: approx. $141
- Industry Data charge: approx. $1.10 per document
Mortgage Discharge Fees
Most lenders charge $250–$550 per loan account.
SELLER NOTE
If multiple loan accounts are secured against the property, more than one discharge fee may apply. Confirming this early avoids last-minute surprises.
5. Property Presentation: The Invisible ROI
Buyers are increasingly time-poor, and homes that present as “move-in ready” tend to attract stronger offers.
Professional Styling
Full-home staging typically costs $3,000–$8,000 and helps remove buyer hesitation.
The $500 Refresh
Garden tidy-ups, pressure-cleaned driveways, and strong street presentation often outperform expensive internal upgrades.
Next Move / Buying Power Calculator
Using your estimated net proceeds, see what purchase price range you may be able to target next.
Frequently Asked Questions: Selling in Gawler (2026)
What is the total cost to sell a house in South Australia?
In 2026, most South Australian sellers should budget between 2.5% and 4.0% of their final sale price to cover all expenses. For a median-priced home in Gawler ($750,000), this typically equates to $18,000–$32,000. This figure is comprised of three main parts: the agent’s commission (approx. 1.5%–3.0%), the marketing campaign ($3,500–$6,500), and statutory legal fees (Form 1 and Settlement).
What are the “hidden” costs of selling a house?
Beyond commission and marketing, sellers often overlook Mortgage Discharge Fees and Statutory Government Searches. Banks typically charge $250–$550 per loan account to release the title at settlement. Additionally, the mandatory Form 1 (Vendor’s Statement) requires government searches (Council rates, SA Water, Emergency Services Levy) which cost approximately $400–$800 depending on the property’s location (e.g., Gawler East vs. Evanston).
Do I pay the real estate agent if the house doesn’t sell?
Under a standard “No Sale, No Fee” agency agreement in South Australia, you generally do not pay the agent’s commission if the property fails to sell or is withdrawn from the market. However, you are usually still liable for the marketing and advertising expenses (such as photography, online listings, and signboards) that were incurred during the campaign, as these are paid to third-party providers.
Is it cheaper to use a conveyancer or the agent for the Form 1?
This depends on the agency’s structure. Many agents outsource the Form 1 preparation to a conveyancer, which can cost $1,800–$2,200 when bundled with settlement. However, some agencies (like Gawler East Real Estate) handle the search extraction in-house, reducing the upfront cost to approximately $800 (covering the search disbursements and legal certification). Always ask if the Form 1 fee is included in your proposal.
Are selling costs tax deductible in South Australia?
For a primary residence (your main home), selling costs are generally not tax-deductible. However, if you are selling an investment property, these costs (commission, marketing, and legal fees) form part of your “Cost Base.” Increasing your cost base reduces your net profit, effectively lowering the Capital Gains Tax (CGT) payable on the sale. We recommend consulting a qualified accountant for personal advice.
The “Walk-Away” Strategy
Understanding selling costs isn’t pessimistic — it’s strategic. Sellers who calculate net proceeds early are usually better positioned to make confident decisions when purchasing their next home.
Whether selling in Evanston Park, Hewett, or Gawler East, the principle is the same: transparency beats surprises.
👉 [Request a Detailed Net Proceeds Estimate]
Some sellers prefer numbers on a page. Others just want a quick conversation to sanity-check the figures.
If you’d rather chat it through, you can call 0493 539 067 or email enquiries@gawlereastrealestate.au anytime.
