Adverse Possession in South Australia: The 15-Year Test and Part 7A

South Australia bars adverse possession against registered Torrens land outright under section 251 of the Real Property Act 1886, but a possessor who could otherwise satisfy the state's 15-year limitation period can apply to the Registrar-General for a certificate of title under Part 7A instead.

Information last verified on 18 August 2026 against the primary legislation and the relevant government agency guidance. This page presents general legal information, not legal advice.

Jurisdiction scope: This page covers adverse possession law in South Australia only, verified 18 August 2026 against the Limitation of Actions Act 1936 (SA), the Real Property Act 1886 (SA) Part 7A, and Land Services SA's own fee and forms guidance. For how the period and process compare across every Australian state examined, see Adverse Possession in Australia.

The 15-year limitation period and how title is lost

Section 4 of the Limitation of Actions Act 1936 (SA) provides that no one may make an entry or bring an action to recover land except within fifteen years of when the right to do so first accrued. Section 28 then extinguishes the former owner's right and title once that period runs out. The Act does not use the phrase adverse possession anywhere; it is drafted in the older entry, distress and action idiom rather than modern possession terminology.

A full review of the Act's table of contents found no Crown-specific or council-specific provision anywhere within it; whatever protection Crown or public land has in South Australia does not come from this Act.

Torrens land: barred by default, restored through Part 7A

Section 251 of the Real Property Act 1886, which sits in Part 21 of the Act rather than in Part 7A itself, states that no title by adverse possession shall be acquired in respect of any land under this Act. That single sentence bars the ordinary limitation mechanism above from operating against registered land at all.

Part 7A, made up of sections 80A to 80I, is a separate affirmative process that reaches a similar practical outcome by a different route. Section 80A lets a person who would have obtained a title by possession, had the land not been registered under the Torrens system, apply to the Registrar-General for a certificate of title. That would have obtained test uses the same 15-year period as section 4; Part 7A does not introduce a shorter or different period of its own. What changes is procedure: instead of quiet, automatic extinguishment, the possessor has to make an application and get through a legal referral, a notice and objection process, and any caveat that is lodged against it.

Part-parcel outcomes

Section 80A itself does not contain an express partial-lot clause; a possessor whose actual possession covers only part of a registered lot would frame the application around that portion. The Registrar-General's discretion to grant an application for the whole or any part of the land applied for comes from sections 80C(2) and 80E(2), not from a dedicated boundary or partial-lot provision. A boundary-strip case and a whole-lot case run through the same sections 80A to 80I process.

The Part 7A application: evidence, referral, notice and caveats

An application under section 80A must be in the appropriate form and include a declaration by the applicant that everything in it is true, per section 80B(1). A plan of survey is required only if the Registrar-General asks for one, under section 80B(2); it is not a blanket requirement on the face of the section.

Section 80C requires the Registrar-General to refer every application to a legal practitioner, who examines it and reports back; the Registrar-General may then reject the application, wholly or in part, or proceed. Section 80D lets the Registrar-General demand further information or documents from the applicant, with rejection available if the applicant does not comply in a reasonable time.

If the application is not wholly rejected, section 80E requires notice to be published at least once in a newspaper circulating near the land, given to anyone the Registrar-General believes may have an interest in the land, and published or given in any other way the Registrar-General thinks appropriate. The notice fixes a time of not less than 21 days nor more than 12 months from first publication, after which, absent a caveat, the Registrar-General may grant the application in whole or in part.

No dedicated, publicly published form specifically for a Part 7A application was found on Land Services SA's forms and guidance notes page, which lists standard conveyancing forms for transfers, mortgages, caveats, leases, transmissions and similar dealings but nothing referencing possessory title, Part 7A, or section 80A. Combined with the mandatory legal-practitioner referral under section 80C, this points to these applications generally needing a solicitor or conveyancer to prepare, rather than being available as a self-service form. Land Services SA's Customer Support can be contacted to confirm current lodgement practice.

Fees

Land Services SA's Real Property (Fees) Notice 2026 sets the general instrument lodgement fee at $204.00, up from $198.00, effective 1 July 2026. That Notice separately confirms a Part 7A caveat fee of $204.00 under sections 39, 80F and 223D, no fee for Gazette advertising a Part 7A application under item 28(c), and no fee for the certificate of title itself under item 14(a). A Part 7A application is likely to cost $204.00 to lodge plus the mandatory legal-practitioner referral, though a current quote from Land Services SA or a solicitor is still the right call.

Crown and council land

No express Crown, council, or public land carve-out was found in either the Limitation of Actions Act 1936 or the Crown Land Management Act 2009, both reviewed directly for this page; neither addresses adverse possession, limitation periods, or possession-based title acquisition at all. Because Part 7A's section 80A only applies to land that is already subject to the Real Property Act, unregistered Crown land is unlikely to be reachable through that route, but this is an inference from how section 80A is worded rather than an express statutory exclusion, and should be treated as such.

How a registered owner defends

Section 80F lets anyone claiming an estate or interest in the land, including the registered proprietor, lodge a caveat at any time before the application is granted. If the Registrar-General is satisfied the caveator is the registered proprietor, or derives an interest through them, the Registrar-General must refuse the application outright, with no court proceeding required. If the Registrar-General is not immediately satisfied of that, the caveator is given a notice requiring them to sue within not less than 6 months to establish their title; if they do not sue and notify the Registrar-General, or get a restraining order, within that window, the caveat lapses. A lapsed caveat cannot be renewed by the same person over the same interest without the Court's leave.

No confirmed SA case law

No South Australian court decision interpreting Part 7A, section 80A, or the section 251 exclusion was identified from a primary or official source for this page. Secondary commentary on adverse possession in Australia tends to cite cases from other states rather than a South Australian one. A reader who needs a citable South Australian case should treat this as an open gap rather than assume one exists.

This page is general legal information about adverse possession in South Australia, verified 18 August 2026. It is not legal advice, and it does not cover every situation. Anyone considering a Part 7A application, or responding to one, should get advice from a solicitor and, where a survey is required, a licensed surveyor. See also Adverse Possession in Australia for how the period and process compare across other states, Statute of Limitations in Australia, and Dividing Fences in South Australia for boundary disputes that are not adverse possession claims.