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SA Property Crisis 2026

Listed at $650k.
Sold for $847k.

SA Property Central is a free property research site for South Australian buyers. Real settled-sale medians from the SA Valuer-General, zone and overlay checks from PlanSA, Form 1 red flags, true-cost stamp duty, mortgage and school-zone tools — every number sourced from official SA Government open data. No signup, no agent price guides.

Check a listing → See live market data
Live SA market · loading… loading
Metro median · latest quarter
YoY change vs prior year
Sales settled · latest quarter
SA suburbs in live dataset
Source: Office of the Valuer-General (SA) — fetched live on page load.
Why this exists

The information asymmetry is structural

SA agents, buyers, and the law all play by different rules. We put the data on your side.

The bait

SA agents must advertise price guides within 10% of the vendor's reasonable expectation under the Land and Business (Sale and Conveyancing) Act 1994. Enforcement under Consumer and Business Services is rare, leaving the rule largely toothless.

The toll on buyers

A typical SA buyer attends 8–14 inspections before securing a home. Each failed attempt that involved due diligence costs $400–$2,800 in Form 1 search fees, building and pest inspections, and conveyancer reviews.

The legal cover

SA's vendor-statement (Form 1) system is unique in Australia. Buyers receive disclosures only after they sign — and the 2 business-day cooling off vanishes the moment they bid at auction. Information asymmetry is built in.

Nine free tools

Everything a buyer needs.
Nothing an agent wants you to have.

All powered by official SA Government open data. No subscriptions, no ads, no agent partnerships.

Tool 01 · Live data
True Price Estimator
Pull the actual suburb median from data.sa.gov.au, adjust for bedrooms, land size, and age — then compare it against the agent's advertised guide.
Check a listing →
Tool 02 · Live data
Live SA Market Heatmap
Year-on-year median change by suburb, straight from the SA Valuer-General. Hot markets attract the most underquoting — know which suburbs to watch.
Explore the market →
Tool 03 · PlanSA Code
Subdivision & Zone Check
Enter a SA address — we match it against PlanSA's official zone and overlay polygons, explain your subdivision rights and every active planning constraint.
Check an address →
Tool 04
Form 1 Red-Flag Checker
SA's vendor disclosure is 40+ pages. We summarise the 12 things that actually matter, score your risk, and tell you what to ask your conveyancer.
Review your Form 1 →
Tool 05
All-In SA Cost Calculator
SA stamp duty (RevenueSA brackets), LTO registration, conveyancer, building inspection — every cent. Includes the first home buyer concession.
Calculate true cost →
South Australia, end to end
Built on official SA data.
Every number you see traces back to a SA Government open dataset — zones, TNVs, overlays, school catchments, settled sales. One hub for everything property in this state.
Transparency

All data from official SA Government departments

✓ Government sources

  • Suburb medians, sales counts, year-on-year change — Office of the Valuer-General, updated quarterly.
  • Planning zone & overlay rules — Department for Housing and Urban Development (PlanSA) Planning and Design Code. Address is matched against official zone polygons directly inside this page.
  • Stamp duty & first home buyer concession — RevenueSA.
  • Title transfer & mortgage registration fees — Lands Titles Office.

⚠ Modelled estimates

  • Price estimator adjustments for bedrooms, bathrooms, land size, and age are transparent multipliers applied to the suburb median. Use as a sanity check, not a valuation.
  • Form 1 risk scoring reflects items commonly flagged by SA conveyancers; weighting is indicative.
  • Zone lookup — have a SA-registered planner verify before lodging a development application.