South Australia charges stamp duty (officially "conveyance duty" or stamp duty on land) when you buy a home or land. The rate climbs in steps with the property's value, up to 5.5% on the part above $500,000. SA stands out for one thing: eligible first home buyers pay no duty at all on a new home or vacant land to build on, with no price cap.
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Estimate only. Government registration and transfer fees are approximate and change regularly — confirm with your state revenue office and lender.
Also called
Conveyance duty
First home buyer
$0 on new builds (no cap)
Foreign surcharge
7%
Revenue office
RevenueSA
Stamp duty in SA is a one-off tax you pay when ownership of land or a home transfers to your name, normally at settlement. RevenueSA calculates it on the property's value, which is usually the purchase price but can be the market value if that is higher (for example, a transfer between family members). The duty is worked out on a sliding scale made up of brackets: a base amount applies up to each threshold, plus a set rate for every $100 (or part of $100) above that threshold. Because the rate rises as the value rises, dearer properties attract a higher average rate. Unlike some states, SA has no separate "premium" rate for very high-value homes and no general owner-occupier discount, so investors and owner-occupiers pay the same base scale. Duty applies whether the property is residential, commercial, or vacant land. You generally pay at settlement, and your conveyancer usually lodges the documents and arranges payment for you.
| Property value | Transfer duty |
|---|---|
| Does not exceed $12,000 | $1.00 for every $100 or part of $100 |
| Exceeds $12,000 but not $30,000 | $120 plus $2.00 for every $100 or part of $100 over $12,000 |
| Exceeds $30,000 but not $50,000 | $480 plus $3.00 for every $100 or part of $100 over $30,000 |
| Exceeds $50,000 but not $100,000 | $1,080 plus $3.50 for every $100 or part of $100 over $50,000 |
| Exceeds $100,000 but not $200,000 | $2,830 plus $4.00 for every $100 or part of $100 over $100,000 |
| Exceeds $200,000 but not $250,000 | $6,830 plus $4.25 for every $100 or part of $100 over $200,000 |
| Exceeds $250,000 but not $300,000 | $8,955 plus $4.75 for every $100 or part of $100 over $250,000 |
| Exceeds $300,000 but not $500,000 | $11,330 plus $5.00 for every $100 or part of $100 over $300,000 |
| Exceeds $500,000 | $21,330 plus $5.50 for every $100 or part of $100 over $500,000 |
SA has a single duty scale with no "premium" top-end rate and no general owner-occupier or pensioner concession on the standard scale, so most buyers (owner-occupiers and investors alike) pay the same rates. The standout feature is the first-home-buyer relief, which removes duty entirely on eligible new homes and vacant land with no price cap. The duty applies to "every $100 or part of $100", so values are effectively rounded up to the next $100 when calculating. From the 2026-27 budget, two narrow extra reliefs exist: a seniors downsizer relief (aged 60+, contracts from 25 March 2026) and an ex gratia relief for domestic-violence victim-survivors (contracts from 4 June 2026).
South Australia offers one of the most generous first-home-buyer duty deals in the country, but it is targeted at NEW housing. If you are an eligible first home buyer and you sign a contract on or after 6 June 2024 to buy a new home, an off-the-plan apartment, or vacant land on which you will build your home, you pay $0 stamp duty, and there is NO upper price limit. Importantly, established (already-built, previously-occupied) homes get no duty relief at all in SA, so the saving only applies to new builds and land-to-build. To qualify you must be at least 18, a natural person, and at least one applicant must be an Australian citizen or permanent resident (or an eligible New Zealand Special Category visa holder). You must move in and live there as your main home for at least 6 continuous months, starting within 12 months of settlement (or once the build is ready). For contracts on or after 13 February 2025, you are not eligible if you or your partner have ever held an interest in residential property in Australia.
Who qualifies: Each applicant must be at least 18 and a natural person; at least one applicant must be an Australian citizen or permanent resident (or a New Zealand citizen permanently in Australia on a Special Category visa). For contracts on or after 13 February 2025 you (and your spouse/domestic partner) must not have previously held a relevant interest in any residential property in Australia. You must occupy the home as your principal place of residence for at least 6 continuous months, starting within 12 months of settlement (new home) or once the dwelling is ready (vacant land). Relief applies only to new homes, off-the-plan apartments and vacant-land-to-build; not to established homes, investment properties, holiday homes or knock-down-rebuild projects. A spouse or domestic partner's details must be included even if they will not be an owner.
| Purchase | Owner-occupier | First home buyer |
|---|---|---|
| $500,000 established home | $21,330 | $21,330 |
| $650,000 established home | $29,580 | $29,580 |
| $800,000 established home | $37,830 | $37,830 |
| $1,000,000 established home | $48,830 | $48,830 |
Figures from the calculator above, on FY2025-26 rates. The owner-occupier column assumes a non-first-home buyer.
Separate from the duty relief, SA also pays a First Home Owner Grant (FHOG) of $15,000 to eligible first home buyers who buy or build a NEW home (newly built, off-the-plan, house-and-land, or substantially renovated home). It is not available for established homes. For contracts entered into on or after 6 June 2024 there is no property value cap on the grant. You must meet eligibility rules similar to (but applied separately from) the duty relief, including the requirement to live in the home as your principal place of residence for at least 6 months within the first 12 months. You apply for the grant and the duty relief separately. SA government materials note an eligible first home buyer of a qualifying new home could receive the FHOG plus the duty saving combined.
Foreign Ownership Surcharge: 7% of the value of the interest acquired in RESIDENTIAL land, payable on top of ordinary conveyance duty by foreign persons (including foreign natural persons, foreign corporations and foreign trusts). In place since 1 January 2018 (rate set at 7% from that date). It does not apply to non-residential land such as commercial, industrial or primary-production property. The rate is unchanged for 2025-26 and 2026-27.
No changes to the general conveyance duty scale, first-home-buyer relief, the First Home Owner Grant, or the foreign ownership surcharge take effect on 1 July 2026. The 2026-27 South Australian State Budget was handed down on 4 June 2026 and did not alter duty rates or thresholds. It introduced two new, narrowly targeted relief measures that do not affect ordinary buyers' duty: a seniors downsizer stamp duty relief for eligible people aged 60+ (contracts on or after 25 March 2026) and an ex gratia relief for domestic-violence victim-survivors (contracts on or after 4 June 2026). The first-home-buyer waiver on new builds and vacant land continues unchanged. As at 20 June 2026, no rate, threshold or cap change is scheduled for FY2026-27.
General information only — an estimate, not financial, tax, credit or legal advice. Figures current as at FY2025-26, reviewed June 2026. Always confirm your exact figure with RevenueSA before you sign or budget.
Sources: Rate of stamp duty | RevenueSA; Stamp Duty on Land | RevenueSA; Stamp Duty Relief for Eligible First Home Buyers | RevenueSA; Eligible properties - Stamp Duty Relief for Eligible First Home Buyers | RevenueSA; Foreign Ownership Surcharge | RevenueSA; First Home Owner Grant | RevenueSA; 2026-27 State Budget | RevenueSA. Accessed June 2026.