SA Stamp Duty Calculator
Calculate conveyance duty on your South Australian property purchase. Updated 2026–27 rates.
| Effective Rate | 0% |
| Total Purchase Cost | $0 |
How Stamp Duty Works in South Australia
South Australia calls its property transfer tax conveyance duty. It falls on the dutiable value — the greater of contract price or market value, GST-inclusive where GST applies. Buying under market value from family does not cut the bill: RevenueSA can substitute its own valuation and recover the cost from the buyer.
SA conveyance duty rates — general scale, FY 2026–27
| Dutiable value | Duty payable |
|---|---|
| $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 |
The statute charges "$5.50 for every $100 or fractional part of $100" — RevenueSA rounds the excess up to the next $100. Our calculator does it linearly, understating by at most $5.49.
How it's calculated
An $800,000 Adelaide home is in the top bracket: $21,330 + ($800,000 − $500,000) × 5.5% = $37,830 — 4.7% of the price, $837,830 all up.
| Purchase price | Conveyance duty | Effective rate |
|---|---|---|
| $500,000 | $21,330 | 4.27% |
| $600,000 | $26,830 | 4.47% |
| $750,000 | $35,080 | 4.68% |
| $973,100 — SA mean dwelling price | $47,351 | 4.87% |
| $1,000,000 | $48,830 | 4.88% |
| $2,000,000 | $103,830 | 5.19% |
No bracket sits above 5.5%, so the effective rate creeps toward it and never arrives — even $2,000,000 pays 5.19%. Duty is normally the largest line in a settlement statement; our settlement costs calculator adds conveyancer, search and registration fees.
First home buyers: no duty at all on a new home
South Australia abolished stamp duty for eligible first home buyers of new homes. The contract date decides which version applies.
| Contract date | Relief | Value cap |
|---|---|---|
| On or after 13 Feb 2025 | Full — no duty | None |
| 6 Jun 2024 – 12 Feb 2025 | Full — no duty | None |
| 15 Jun 2023 – 5 Jun 2024 | Full, then tapering | Nil to $650,000, partial to $700,000, none above |
"New" is doing the work. Eligible property means a new home, an off-the-plan apartment, or vacant land to build on — comprehensive building contracts and owner builders included. Established homes, investment and holiday properties and knock-down-rebuilds are out. You also have to live there as your principal place of residence for six continuous months, starting within twelve months of settlement.
On a $750,000 new Adelaide home that is $0 instead of $35,080, with the $15,000 First Home Owner Grant on top — $50,080 all up. Paid duty you did not owe on a contract dated on or after 15 June 2023? A refund can be claimed within five years of settlement. Worth comparing first home buyer help across the states.
First Home Owner Grant
Up to $15,000 for a new residential property you live in as your principal place of residence, with no property value cap for contracts on or after 6 June 2024 — the day the old $650,000 cap went. Vacant land bought on its own is out, though a comprehensive building contract on it can qualify. The grant and the duty relief are separate applications with separate eligibility.
Seniors downsizing relief — new from 25 March 2026
From the FY 2026–27 State Budget: up to $103,830 of relief for buyers aged 60 and over contracting to buy a new home or vacant land to build on on or after 25 March 2026. No duty on a new home to $2 million, phasing out to $2.1 million; vacant land nil to $1.2 million, phasing out to $1.3 million. You must sell — or have already sold — your principal place of residence within twelve months of buying the replacement, and the replacement must sit on a smaller land size. The $103,830 ceiling is exactly the duty the table above shows on a $2,000,000 home (SA Treasury, 2026–27 Budget Measures Statement, p.5).
Foreign purchaser surcharge
Foreign persons acquiring residential land have paid a 7% surcharge on top of duty since 1 January 2018 (s.72). Two things the headline rate hides. It falls on the value of the interest acquired, not the whole property — RevenueSA's example is a 50% interest in a $600,000 property, surcharged on $300,000, or $21,000. And it does not touch qualifying or commercial land. Buy that $600,000 Adelaide home outright and the bill is $26,830 + $42,000 = $68,830. The Foreign toggle assumes a 100% interest; our foreign buyer surcharge calculator compares the states.
Commercial and rural land pays no duty at all
Under s.105A, duty was abolished on transfers of qualifying land — neither residential nor primary production — executed on or after 1 July 2018. A warehouse, shop or office attracts nil conveyance duty. The calculator above does not ask what you are buying, so it will happily quote duty on that warehouse. Also exempt: a shared home moving between spouses or domestic partners (s.71CB), a dwelling passing to a deceased's spouse (s.71CB(2a)), and interfamilial transfers of primary production land (s.71CC).