South Australia · Stamp duty
SA stamp duty calculator
This stamp duty calculator for SA applies RevenueSA's official conveyance schedule. South Australia has no general owner-occupier discount — but first home buyers building or buying a new home pay no duty at all, at any price.
Rates verified against the official sources — how we check.
Your tally
Standard schedule applied.
Estimate for standard transactions; concession eligibility conditions apply. Registry fees are Land Services SA's FY 2026-27 lodgement fees for the transfer and one mortgage — buying without a loan, subtract the mortgage fee. PEXA/conveyancing charges are separate. Confirm with RevenueSA before relying on it.
New home + first home = zero duty, no cap.
Since 6 June 2024, eligible SA first home buyers pay no stamp duty on a new home or vacant land to build one — with no upper price limit. There is no relief for established homes, which makes the new-vs-established choice unusually consequential in SA.
How South Australia calculates stamp duty
SA stamp duty is charged on the higher of the price and the market value, on a nine-bracket schedule that climbs to $5.50 per $100 above $500,000. It is one of the country's bluntest schedules: owner-occupiers and investors pay identical rates, there is no general concession, and the brackets haven't been indexed — so inflation quietly drags ordinary homes toward the top rate. Duty is self-determined through RevenueSA's online system by your conveyancer and paid at settlement, before the transfer can be registered.
The single, dramatic exception is the first home buyer new-home exemption: since 6 June 2024, an eligible first home buyer pays no duty on a new home, an off-the-plan apartment, or vacant land they will build on — at any price. It pairs with the $15,000 First Home Owner Grant (new builds under the grant's cap). Buy the established house next door instead and the full schedule applies from the first dollar.
There's a reason housing carries the whole load: South Australia abolished stamp duty on commercial property entirely — the phase-out completed on 1 July 2018, making offices, shops and warehouses duty-free to transfer. Residential and primary-production land were carved out of that reform, so the never-indexed housing schedule became the state's duty base. It's a useful lens on the politics: the top rate starting at $500,000 isn't an oversight, it's the revenue.
SA stamp duty rates
| Dutiable value | Duty |
|---|---|
| Up to $12,000 | $1.00 per $100 over $0 |
| $12,000 – $30,000 | $120 + $2.00 per $100 over $12,000 |
| $30,000 – $50,000 | $480 + $3.00 per $100 over $30,000 |
| $50,000 – $100,000 | $1,080 + $3.50 per $100 over $50,000 |
| $100,000 – $200,000 | $2,830 + $4.00 per $100 over $100,000 |
| $200,000 – $250,000 | $6,830 + $4.25 per $100 over $200,000 |
| $250,000 – $300,000 | $8,955 + $4.75 per $100 over $250,000 |
| $300,000 – $500,000 | $11,330 + $5.00 per $100 over $300,000 |
| Over $500,000 | $21,330 + $5.50 per $100 over $500,000 |
Exemptions and concessions
The calculator above models the SA stamp duty concessions that turn on who is buying and what they are buying — the ones you can pick in the form:
- A standard buyer — Owner-occupiers and investors — the same schedule applies to both in SA.
- A first home buyer — new home — Full exemption with no price cap (contracts from 6 June 2024). Established homes get no relief.
Those come from South Australia’s published schedule, and the engine behind them is pinned by tests to the revenue office’s own worked examples.
Other exemptions exist that this calculator does not model, because they turn on facts a calculator cannot see: a transfer between spouses or de facto partners, property passing through a deceased estate, a transfer ordered on the breakdown of a relationship, a family farm, or a concession card. Whether any of those is available in South Australia, and on what conditions, is a question for RevenueSA. We do not guess at eligibility rules we have not verified, so the figure above assumes none of them applies to you.
Quick answers by price
| Property price | All buyers (established) |
|---|---|
| $300,000 | $11,330 |
| $400,000 | $16,330 |
| $500,000 | $21,330 |
| $600,000 | $26,830 |
| $750,000 | $35,080 |
| $1,000,000 | $48,830 |
Every figure comes from the same tested engine as the calculator — the official schedule, not an approximation. Buying with less than a 20% deposit? Add lenders mortgage insurance to your upfront costs.
Worked examples
- Any buyer, $600,000 established home. $21,330 + $5.50 per $100 over $500,000 = $26,830 — first home buyer or not.
- First home buyer, $600,000 new build. $0 — the uncapped new-home exemption saves the full $26,830.
- Foreign investor, $750,000 house. $35,080 duty + $52,500 surcharge (7%) = $87,580.
Frequently asked questions
How much is stamp duty in SA?
Do first home buyers pay stamp duty in SA?
Why is SA stamp duty comparatively high?
Does SA charge foreign buyers extra?
Is there any owner-occupier discount in SA?
When is stamp duty paid in SA?
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Upfront costs of buying
Duty is the biggest line, not the only one — add registry fees, LMI, legals and inspections.
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Sources
Rates last verified 2026-08-27 for FY 2026-27. General information only — not financial, legal or tax advice.