Quick answer: South Australian stamp duty on an $800,000 home is $37,830, about 4.7% of the price. Eligible first home buyers pay $0 on a new home, an off-the-plan apartment or vacant land, with no price cap, but there is no relief on established homes. Owner-occupiers and investors pay the same rates.
Stamp duty in SA is charged on the transfer of residential land. The system is simpler than most states: one rate scale for everyone, no general concession for people buying a home to live in, and generous relief aimed at new homes, for first home buyers and, since March 2026, for seniors who downsize. Use the calculator below for your number, then read on for how it works.
SA stamp duty calculator (2026–27)
Estimate on the RevenueSA conveyance rates. It does not include seniors downsizing relief. Confirm with your conveyancer or the RevenueSA stamp duty calculator.
SA stamp duty rates
Each rate is per $100, or part of $100, of the value above the threshold. Duty is worked out on the higher of the price and the market value, including GST.
| Dutiable value | Duty |
|---|---|
| $0 – $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 |
Source: RevenueSA, rate of stamp duty. Checked 7 October 2026.
Working it out by hand
For a $700,000 purchase: the price is above $500,000, so duty is $21,330 plus $5.50 for every $100 above $500,000. That is $21,330 + ($200,000 ÷ 100 × $5.50) = $21,330 + $11,000 = $32,330.
How much stamp duty at common prices in SA
| Price | Stamp duty | Share of price | Eligible first home buyer (new home or land) |
|---|---|---|---|
| $400,000 | $16,330 | 4.1% | $0 |
| $500,000 | $21,330 | 4.3% | $0 |
| $600,000 | $26,830 | 4.5% | $0 |
| $650,000 | $29,580 | 4.6% | $0 |
| $700,000 | $32,330 | 4.6% | $0 |
| $800,000 | $37,830 | 4.7% | $0 |
| $900,000 | $43,330 | 4.8% | $0 |
| $1,000,000 | $48,830 | 4.9% | $0 |
| $1,500,000 | $76,330 | 5.1% | $0 |
Because SA’s top rate starts at just $500,000, most Adelaide purchases pay roughly 4.3% to 4.9% of the price, more than NSW or Queensland at the same price.
First home buyers: $0 on new homes and land, no cap
For contracts from 6 June 2024 there is no value cap, and from 13 February 2025 the relief is full stamp duty relief at any price. It covers:
- a new home (never lived in), including a house-and-land package
- an off-the-plan apartment
- vacant land to build your new home on, including as an owner-builder
There is no first home buyer relief on established homes. On a $650,000 new home, the relief is worth $29,580.
The main eligibility rules:
- Each applicant is 18 or over and a natural person; at least one is an Australian citizen, permanent resident, or a New Zealand citizen living permanently in Australia on a Special Category visa.
- For contracts from 13 February 2025, neither you nor your spouse or partner can own, or have ever owned, residential property in Australia, even if you never lived in it. Property overseas, and vacant land, don’t count.
- All applicants live in the home for at least 6 continuous months, starting within 12 months of settlement (for land or a house-and-land package, within 12 months of being able to move in, or 36 months of settlement if that is earlier).
- It is not means tested.
It can be combined with the $15,000 SA First Home Owner Grant and the 5% Deposit Scheme, whose SA price caps are $900,000 in Adelaide and regional centres and $500,000 elsewhere. Our SA first home buyer guide shows how they fit together. Full rules: RevenueSA, first home buyer relief.
Seniors downsizing relief (from 25 March 2026)
If you’re 60 or over, selling your SA home, and buying a new home, off-the-plan apartment or vacant land on a smaller block to live in, you may pay no stamp duty. Full relief applies up to $2 million for a new home or apartment and $1.2 million for land, with partial relief up to $2.1 million and $1.3 million. The sale of your existing home has to happen within 12 months before or after settlement (or completion of the new home), and you must live in the new home for at least 6 months. Details: RevenueSA, seniors downsizing relief.
When stamp duty is paid in SA
- At settlement: SA charges duty on the transfer document, so your conveyancer normally pays it through the electronic settlement.
- From savings: lenders limit the loan to a share of the property’s value, so duty normally comes from your own funds on top of the deposit.
Foreign buyers and investors
- Foreign persons pay a foreign ownership surcharge of 7% of the value of the residential land they acquire, on top of normal duty. On an $800,000 property that is $56,000 extra. First home buyer relief doesn’t cover the surcharge. See our guide to buying on a visa.
- Investors pay the same rates as home buyers. Duty usually forms part of the property’s cost base for capital gains tax; check with your accountant.
Stamp duty in other states
On an $800,000 home bought by an investor, duty is about $30,187 in NSW, $43,070 in Victoria, $29,025 in Queensland, $32,316 in WA, $37,830 in SA, $31,185 in Tasmania, $25,150 in the ACT and $39,600 in the NT. Our stamp duty calculator covers every state and territory.
Stamp duty guides by state: NSW · VIC · QLD · WA · SA · TAS · ACT · NT
Stamp duty in SA: common questions
How much is stamp duty on an $800,000 home in South Australia?
$37,830, about 4.7% of the price. SA has no general owner-occupier concession, so a home buyer and an investor pay the same, unless a first home buyer or seniors downsizing relief applies.
Do first home buyers pay stamp duty in SA?
Not on a new home, an off-the-plan apartment or vacant land to build a new home on, at any price, if they meet the RevenueSA rules. There is no first home buyer relief on established homes in SA.
What is the stamp duty rate in SA?
SA uses sliding rates from $1 to $5.50 per $100. Every dollar above $500,000 attracts $5.50 per $100, so most Adelaide purchases between $500,000 and $1 million pay roughly 4.3% to 4.9% of the price.
Can I get stamp duty relief in SA if I own property overseas?
Yes. For the first home buyer relief, residential property you own or owned outside Australia isn’t counted. Owning residential property in Australia (you or your spouse or partner) rules you out for contracts from 13 February 2025, even if you never lived in it.
Is there stamp duty relief for seniors downsizing in SA?
Yes, for contracts from 25 March 2026. People aged 60 or over who sell their SA home and buy a new home, off-the-plan apartment or vacant land on a smaller block can get full relief up to $2 million ($1.2 million for land), with partial relief up to $2.1 million ($1.3 million for land).
How much extra stamp duty do foreign buyers pay in SA?
A foreign ownership surcharge of 7% of the value of the interest in residential land, on top of normal duty. First home buyer relief does not cover the surcharge.
Budgeting it properly
Before you bid, write down your full “cash to complete”: deposit, duty (if any), legal or conveyancing fees, inspections, and the government fees to register the transfer and the mortgage. We map this with every client before they make an offer, and check every concession and grant they qualify for, so the duty line is accurate and often lower than expected.