Stamp Duty Calculator SA FY2026-27
Every rate here checked against its official source on or after 2026-08-19 — per-source dates listed below.
This calculator works out SA stamp duty on a property purchase — conveyance duty payable, the effective rate, first home buyer relief where it applies, and Land Services SA registration fees — using RevenueSA's own rate table, verified against Land Services SA's own calculator. SA has one duty scale for everyone, and it isn't indexed, so most purchases now sit in the top bracket: $600,000 attracts $26,830 of duty (4.5% of the price), $1,000,000 attracts $48,830 (4.9%).
Independent and free to use — no lender referral, no email capture, no quote wall. This page just calculates the duty and shows its working.
Calculate your stamp duty
Total government costs $36,437.00
Stamp duty: $29,580 — an effective rate of 4.6% on the property value.
First home buyer relief applies — duty on a new home, off-the-plan apartment or vacant land is fully relieved (no value cap): you pay $0 duty, a saving of $0.
No relief for established homes — SA's first home buyer relief only covers new homes, off-the-plan apartments and vacant land, so the full duty above is payable.
Foreign ownership surcharge (7%): $0
Transfer lodgement fee (Land Services SA): $6,638.00 plus a $15.00 transaction fee.
Mortgage lodgement fee (Land Services SA): $204.00
This is general information, not financial or tax advice — consider a registered tax agent, solicitor or conveyancer for guidance specific to your purchase.
How much is SA stamp duty at each property value (FY2026-27)
Duty payable for a range of property values, computed from the engine above. For an eligible first home buyer of a NEW home, off-the-plan apartment or vacant land, the duty column is $0 at every value — relief is full and uncapped. For established homes the figures below apply to everyone, first home buyer or not.
| Property value | Stamp duty | Effective rate |
|---|---|---|
| $400,000 | $16,330 | 4.1% |
| $500,000 | $21,330 | 4.3% |
| $600,000 | $26,830 | 4.5% |
| $650,000 | $29,580 | 4.6% |
| $750,000 | $35,080 | 4.7% |
| $1,000,000 | $48,830 | 4.9% |
| $1,500,000 | $76,330 | 5.1% |
How this is calculated
SA conveyance duty is a bracketed schedule: each bracket has a published base amount of duty at its floor, plus a marginal rate applied "for every $100 or part of $100" of the excess — the excess is rounded UP to the next whole $100 before the rate applies (Land Services SA's own calculator confirms this at the margin: $500,100 attracts one full $100 step, $21,336). Unlike NSW's and WA's tables, every base in SA's table chain-checks exactly from the bracket below — there's no embedded rounding anywhere, and this engine's tests assert that.
| Property value | Base duty at floor | Marginal rate on excess |
|---|---|---|
| $0 – $12,000 | $0 | 1% per $100 |
| $12,000 – $30,000 | $120 | 2% per $100 |
| $30,000 – $50,000 | $480 | 3% per $100 |
| $50,000 – $100,000 | $1,080 | 3.5% per $100 |
| $100,000 – $200,000 | $2,830 | 4% per $100 |
| $200,000 – $250,000 | $6,830 | 4.3% per $100 |
| $250,000 – $300,000 | $8,955 | 4.8% per $100 |
| $300,000 – $500,000 | $11,330 | 5% per $100 |
| $500,000 and over | $21,330 | 5.5% per $100 |
First home buyer relief (contracts from 13 February 2025) fully relieves duty on a new home, an off-the-plan apartment, or vacant land to build on — no value cap. It's a relieve-to-nil rule, not a rate table, so this page models it as exactly that. Established homes have no first-home concession in SA. "Total government costs" adds Land Services SA's lodgement fees: the value-scaled transfer fee ($189.00 up to $5,000, stepping to $338.00 at $50,000, then $105 per $10,000-or-part above — the same scale LSSA's own calculator itemises), a flat $15.00 transaction fee, and $204.00 to register a mortgage. The foreign ownership surcharge, when toggled, is 7% of the value, its own line on top of duty.
Sources
- RevenueSA — rate of stamp duty (the full conveyance rate table) — verified 2026-08-19
- RevenueSA — stamp duty relief for eligible first home buyers (full relief, new homes/off-the-plan/vacant land, contracts ≥ 13 Feb 2025) — verified 2026-08-19
- RevenueSA — foreign ownership surcharge (7%) — verified 2026-08-19
- Land Services SA — property transaction fees (2026-27 lodgement fee scale + document lodgement fees) — verified 2026-08-19
- Land Services SA — Property Transfer Fee Calculator (used to verify every duty and fee figure on this page) — verified 2026-08-19
Assumptions used here follow the same general approach as ASIC's MoneySmart calculators and may not reflect every personal circumstance — see "What this doesn't model" for specifics.
What this doesn't model
- First-home relief eligibility. The relief toggle assumes an eligible buyer: 18+, a natural person, at least one applicant an Australian citizen/permanent resident (or eligible NZ citizen), no prior residential property interest for you OR your spouse/domestic partner, and the 6-continuous-months residence requirement. None of those tests are performed here.
- Off-the-plan apartment specifics. Relief for off-the-plan apartments follows the same full-relief rule modelled here, but the qualifying-apartment definition (and any transitional contract-date edge cases) isn't checked.
- Foreign surcharge edges: part-foreign co-purchase apportionment (this page applies 7% to the whole value), exemptions, and the interaction with relief for pre-13-Feb-2025 contracts.
- Seniors downsizing relief and other niche concessions (e.g. corporate reconstruction, family farm transfers) — RevenueSA lists these separately.
- Primary production land pays conveyance duty at the same schedule, but its concessions (family farm exemption) aren't modelled — this page assumes residential property.
- Older contracts. Contracts entered before 13 February 2025 had different first-home relief (value caps between 15 June 2023 and 5 June 2024; different prior-ownership tests) — this page models current contracts only.
If any of these apply to you, the duty you actually owe will differ from the figures above.
Frequently asked questions
How much is stamp duty in South Australia?
South Australia charges conveyance duty on one sliding scale — there is no separate owner-occupier rate, no investor rate, and the brackets are not indexed, so they haven't moved with house prices. Duty starts at $1.00 per $100 of value and rises through nine brackets to the top rate of $5.50 per $100 of value above $500,000, which is where almost every house purchase now sits. Worked from RevenueSA's published table, a $500,000 purchase pays $21,330, $600,000 pays $26,830, $750,000 pays $35,080 and $1,000,000 pays $48,830 — effective rates of 4.3% to 4.9% of the price. Land Services SA lodgement fees are payable on top, and the only broad relief is for first home buyers of a new home, off-the-plan apartment or vacant land, where duty is nil at any value.
How much is stamp duty on a $500,000 house in SA?
Conveyance duty on a $500,000 property in South Australia is $21,330 — an effective 4.3% of the price, and exactly the point where SA's top bracket begins ($21,330 is the published base at $500,000, with $5.50 per $100 charged on anything above it). Add Land Services SA's fees and the cash you need at settlement is $26,612.00: duty, a $5,063.00 transfer lodgement fee, the flat $15.00 transaction fee, and $204.00 to register a mortgage if you're borrowing. A first home buyer pays the same $21,330 on an established home — SA gives established homes no first-home concession — but $0 on a new home, an off-the-plan apartment, or vacant land to build on, with no value cap on that relief.
How much is stamp duty on $650,000 in SA?
Stamp duty on a $650,000 established home in South Australia is $29,580 — an effective 4.6% of the value. SA's rate table isn't indexed, so any home above $500,000 lands in the top bracket ($21,330 plus $5.50 per $100 over $500,000). If you're an eligible first home buyer purchasing a NEW home, off-the-plan apartment or vacant land to build on, duty is fully relieved — you pay $0 regardless of value. Buying an established home as a first home buyer attracts the full $29,580 — SA has no established-home first-home concession.
Do first home buyers pay stamp duty in South Australia?
It depends entirely on what you buy. For contracts from 13 February 2025, an eligible first home buyer pays NO stamp duty on a new home, an off-the-plan apartment, or vacant land to build a home on — full relief, with no property value cap. But there is no relief at all for an established (previously lived-in) home: SA is the only mainland state without an established-home first-home-buyer duty concession, so a first home buyer purchasing an established house pays exactly the same duty as an investor. Eligibility requires that you (and your spouse or domestic partner) have never held residential property in Australia, and you must live in the home for at least 6 continuous months.
Why is SA stamp duty so high compared to other states?
Two reasons visible in the table on this page. First, SA's brackets aren't indexed — the top bracket still starts at $500,000, so at today's prices nearly every house transaction pays the top marginal rate of $5.50 per $100. Second, most other states have broad owner-occupier or first-home concessions on established homes; SA's relief only covers new homes and vacant land. The flip side: SA abolished stamp duty entirely on commercial (non-residential, non-primary-production) property in 2018.
Do foreign buyers pay extra stamp duty in SA?
Yes. A foreign person acquiring residential land in SA pays the foreign ownership surcharge — 7% of the value of their interest, on top of conveyance duty. On a $650,000 home that's an extra $45,500. For current contracts, first home buyer relief does NOT extend to the surcharge — an eligible foreign first home buyer of a new home would pay $0 duty but still owe the surcharge.
What government fees apply on top of stamp duty in SA?
Land Services SA lodgement fees, which scale with the property value: $6,638.00 to register the transfer at $650,000 (the scale starts at $189.00 and rises $105 per $10,000 of value above $50,000), plus a flat $15.00 transaction fee, and $204.00 to register a mortgage if you're buying with a loan. This page itemises the same line items Land Services SA's own calculator shows and adds them to duty in the "Total government costs" line.
Is commercial property exempt from stamp duty in SA?
Yes. Since 1 July 2018, transfers of "qualifying land" — commercial, industrial, retail and other non-residential, non-primary-production land — attract no conveyance duty in SA at all. Duty now only applies to residential land and primary production land, which is what this calculator covers.