Stamp Duty Calculator South Australia
Calculate SA Stamp Duty for any property purchase in South Australia. Includes first home buyer concession, investor surcharge, and foreign purchaser surcharge. Updated for 2025-26.
South Australia
SA Stamp Duty
First home buyers — full exemption applies (rules updated June 2024, capped at $700k for new builds, full exemption for any value for eligible buyers).
SA Stamp Duty payable
$36,730
Effective rate: 4.71% of the property price
Bracket-by-bracket breakdown
| Price band | Rate | Taxed in this band | Tax |
|---|---|---|---|
| $0 – $12,000 | 1.0% | $12,000 | $120 |
| $12,000 – $30,000 | 2.0% | $18,000 | $360 |
| $30,000 – $50,000 | 3.0% | $20,000 | $600 |
| $50,000 – $100,000 | 3.5% | $50,000 | $1,750 |
| $100,000 – $200,000 | 4.0% | $100,000 | $4,000 |
| $200,000 – $250,000 | 4.3% | $50,000 | $2,125 |
| $250,000 – $300,000 | 4.8% | $50,000 | $2,375 |
| $300,000 – $500,000 | 5.0% | $200,000 | $10,000 |
| $500,000 – $780,000 | 5.5% | $280,000 | $15,400 |
| Total | $780,000 | $36,730 |
South Australia duty brackets
| Price band | Standard rate | First home buyer rate |
|---|---|---|
| $0 – $12,000 | 1.00% | 0% (exempt) |
| $12,000 – $30,000 | 2.00% | 0% (exempt) |
| $30,000 – $50,000 | 3.00% | 0% (exempt) |
| $50,000 – $100,000 | 3.50% | 0% (exempt) |
| $100,000 – $200,000 | 4.00% | 0% (exempt) |
| $200,000 – $250,000 | 4.25% | 0% (exempt) |
| $250,000 – $300,000 | 4.75% | 0% (exempt) |
| $300,000 – $500,000 | 5.00% | 0% (exempt) |
| $500,000 – above | 5.50% | — |
Surcharges in South Australia
- No general investor surcharge in South Australia — investment property is taxed at the same rate as owner-occupier.
- Foreign purchaser surcharge: +7% for non-Australian buyers (not citizens or permanent residents)
Compare with other Australian states
Related Australia calculators
Frequently Asked Questions
Who pays stamp duty in South Australia?▾
The buyer pays stamp duty in South Australia — it's a one-off transfer tax. Payment is due within 30 days of settlement (some states allow 60-90 days). Your conveyancer handles it from your settlement funds. First home buyers — full exemption applies (rules updated June 2024, capped at $700k for new builds, full exemption for any value for eligible buyers).
Are first home buyers exempt from stamp duty in South Australia?▾
South Australia offers first home buyers full or partial exemption up to $700,000. The exact eligibility requires you to be an Australian citizen or permanent resident, never have owned residential property in Australia, and intend to occupy the home for 6-12 months as your principal place of residence.
What if I'm a foreign buyer purchasing in South Australia?▾
Foreign buyers (non-Australian citizens or permanent residents) pay an additional 7% surcharge on top of the standard rate in South Australia. So an $800,000 property would attract approximately 56,000 additional duty as a foreign buyer. Plus FIRB approval required.
When is stamp duty due in South Australia?▾
Generally within 30 days of settlement (the date the property changes hands). Late payment incurs interest. Your conveyancer/solicitor will calculate and pay the duty to the state Revenue Office from your settlement funds. You can't roll stamp duty into your mortgage — it must be paid in cash.
Can I include stamp duty in my mortgage?▾
No — stamp duty must be paid in cash and can't be borrowed via your mortgage. Your lender will factor stamp duty into your cash requirement at settlement when assessing the loan. On an $800,000 property in South Australia, you'd typically need your deposit (e.g. $160k) PLUS stamp duty PLUS conveyancing/inspections (~$2-3k) all in cash.
What if I buy off the plan in South Australia?▾
Several states offer off-the-plan duty concessions — most notably Victoria, where you can pay duty based on the land value at contract date (not the completed property value), saving thousands. NSW and ACT have less generous off-the-plan rules. Check the specific concession with your state Revenue Office before signing — eligibility depends on contract date and completion timeline.