Stamp Duty Calculator SA
South Australian stamp duty for 2026 on the nine-bracket scale to 5.5% above $500,000, with the uncapped first home buyer exemption for new homes and land.
South Australian stamp duty
$32,330.00Stamp duty on a home bought for $700,000 in South Australia is $32,330 in 2026–27, an effective rate of 4.62%.
| Duty at general rates | $32,330.00 |
|---|---|
| Duty payable | $32,330.00 |
| Effective rate | 4.62% |
How this was calculated
| Duty at general rates: $21,330 + $5.50 per $100 (or part) over $500,000 | $32,330.00 |
|---|---|
| Duty payable | $32,330.00 |
Duty is charged per $100 or part of $100, so the value or the excess over each bracket is rounded up to the next $100 before the rate applies.
Stamp duty on a home bought for $700,000 in South Australia is $32,330 in 2026–27, an effective rate of 4.62%.
Source: RevenueSA Last verified How we keep this accurate
South Australia stamp duty rates
| Dutiable value | Duty (per $100 or part) |
|---|---|
| Up to $12,000 | $1.00 per $100 |
| $12,001 – $30,000 | $120 + $2.00 per $100 over $12,000 |
| $30,001 – $50,000 | $480 + $3.00 per $100 over $30,000 |
| $50,001 – $100,000 | $1,080 + $3.50 per $100 over $50,000 |
| $100,001 – $200,000 | $2,830 + $4.00 per $100 over $100,000 |
| $200,001 – $250,000 | $6,830 + $4.25 per $100 over $200,000 |
| $250,001 – $300,000 | $8,955 + $4.75 per $100 over $250,000 |
| $300,001 – $500,000 | $11,330 + $5.00 per $100 over $300,000 |
| Over $500,000 | $21,330 + $5.50 per $100 over $500,000 |
Worked examples
- $150,000: $2,830 + 4% × $50,000 = $4,830.
- $500,000: $11,330 + 5% × $200,000 = $21,330.
- $600,000 established home: $21,330 + 5.5% × $100,000 = $26,830, first home buyer or not.
- $700,000 new home, first home buyer: $0.
The same scale for every buyer
South Australia charges stamp duty on a nine-bracket scale that has not changed since 2012, and the same rates apply whether you live in the property or rent it out. The top rate of 5.5% applies to every dollar above $500,000, so duty climbs quickly on Adelaide’s median-priced homes: about $26,830 at $600,000 and $37,830 at $800,000.
First home buyers: new homes only
For contracts from 6 June 2024, eligible first home buyers pay no stamp duty on a new home (a house, apartment or townhouse that has not been lived in or sold as a residence), an off-the-plan apartment or vacant land they will build on, with no value cap; from 13 February 2025 the relief no longer reduces the foreign ownership surcharge. The $15,000 First Home Owner Grant for new homes is also uncapped. Buying an established home attracts full duty regardless of first home status, which makes South Australia unusual: the relief is designed to add to housing supply rather than to help buyers into existing homes. To qualify you must be 18 or over, a citizen or permanent resident, never have owned a home in Australia, and live in the home for six months starting within 12 months of settlement.
Paying the duty
Duty is paid at settlement through your conveyancer, who lodges the transfer through RevenueSA Online. Foreign purchasers of residential property pay a 7% foreign ownership surcharge on top of duty. Land Services SA registration fees, which rise with the price, are separate.
Frequently asked questions
How much is stamp duty on a $650,000 house in South Australia?
$29,580: $21,330 for the first $500,000 plus $5.50 for every $100 of the $150,000 above it. The rate is the same for owner-occupiers and investors. An eligible first home buyer pays nothing only if the home is new; on an established home the full $29,580 applies.
Do first home buyers pay stamp duty in SA?
Not on a new home or vacant land to build on, at any value, for contracts from 6 June 2024 (from 15 June 2023 to 5 June 2024 full relief applied to new homes up to $650,000 with partial relief to $700,000). Established homes get no relief. The buyer must be at least 18, a citizen or permanent resident who has never owned a home, and must live in the home for six months within the first year.
Is there an owner-occupier discount in South Australia?
No. Unlike Victoria, Queensland and the ACT, South Australia charges the same duty whether you live in the property, rent it out or use it for business. The broad reliefs are the first home buyer exemption for new homes and land and, since 25 March 2026, Seniors Downsizing Stamp Duty Relief: buyers aged 60 or over who downsize to a new home, off-the-plan apartment or vacant land get full relief up to $2 million ($1.2 million for land), tapering to $2.1 million ($1.3 million). The downsizing relief is not applied by this calculator.
What is the dutiable value in SA?
The higher of the price paid and the market value of the property, including GST on new property, rounded up to the next $100. If the price includes chattels such as furniture, the contract should separate them; duty applies to land and fixtures only.
How much is the foreign buyer surcharge in SA?
The foreign ownership surcharge is 7% of the dutiable value of residential land, in addition to stamp duty. It applies to foreign individuals, corporations and trusts; Australian citizens and permanent residents are exempt. South Australia has no absentee land tax surcharge.
Sources and assumptions
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