Stamp Duty Calculator SA 2025–26 | South Australia Rates

Stamp duty in South Australia is calculated on a progressive scale from 1% for properties up to $12,000 to 5.5% for properties over $500,000. SA has one of the more granular rate schedules with 9 brackets. The top marginal rate of 5.5% applies uniformly above $500,000 — unlike NSW and Victoria, SA does not impose a separate premium surcharge for high-value purchases.

First home buyers purchasing new homes are fully exempt from stamp duty in SA since 6 June 2024, with no property value cap. This applies to new builds, off-the-plan apartments, and vacant land to build on. However, first home buyers purchasing established (existing) homes receive no stamp duty exemption or concession. A separate $15,000 First Home Owner Grant is also available for eligible buyers (regardless of new or established).

Downsizer exemption (from 25 March 2026): Eligible South Australians aged 60+ who sell their current home and downsize to a newly built home or off-the-plan apartment (up to $2,000,000) may be exempt from stamp duty. This is the first scheme of its kind in Australia.

Foreign purchasers of residential property in SA pay an additional 7% surcharge on the purchase price, on top of the standard stamp duty. For a $550,000 property, this surcharge alone is $38,500. The surcharge is managed by RevenueSA .

Purchase price: $550,000

Estimated stamp duty: $24,080

For a property valued at $550,000 in SA: calculated across 9 brackets. Total = $21,330 + ($550,000 - $500,000) × 5.5% = $21,330 + $2,750 = $24,080 (approximately 4.38% effective rate). SA has no FHB stamp duty exemption.

Use the calculator above to estimate stamp duty for any purchase price. The calculator also shows how South Australia compares with other Australian states.

City scenario: Adelaide

Adelaide buyers should budget for full duty on established homes. First home buyers purchasing new builds are exempt. The median Adelaide house price of approximately $750,000 attracts about $35,080 in stamp duty for standard buyers.

In a Adelaide scenario around $550,000, this page estimates upfront duty around $24,080 under current published rates.

South Australia purchase-planning context

South Australia now offers full stamp duty relief for first home buyers of new homes (from June 2024, no value cap), but established-home buyers still pay full duty. For investors, upfront duty remains a meaningful cash requirement at all price points.

Because SA reaches its top marginal rate of 5.5% from $500,000, transaction costs can rise faster than buyers expect when moving from entry-level to mid-market assets. At $600,000, stamp duty is already $26,830 — budget accordingly.

SA Stamp Duty Worked Examples at Common Price Points

South Australia's 9-bracket system means duty can vary significantly across price ranges. Here are estimates at common Adelaide purchase prices:

Standard buyer rates. First home buyers purchasing new homes pay $0. Foreign buyers pay an additional 7% surcharge.

SA First Home Buyer Stamp Duty Relief

Since 6 June 2024, eligible first home buyers purchasing a new home, off-the-plan apartment, or vacant land to build on receive full stamp duty exemption with no property value cap. This is one of the most generous first-home schemes in Australia for new builds. Previously, the exemption was capped at $500,000.

What qualifies as a "new home"? The property must be a newly constructed residential property that has not been previously occupied or sold as a place of residence. Off-the-plan apartments and house-and-land packages qualify. Substantially renovated properties may also qualify — check with RevenueSA for eligibility details.

Established homes: First home buyers purchasing an existing (established) home receive no stamp duty exemption or concession in SA. For example, a first home buyer purchasing an existing home for $550,000 pays the full $24,080 in stamp duty. This distinguishes SA from states like NSW (exemption up to $800,000), Victoria (exemption up to $600,000), and Queensland (concession up to $550,000).

The $15,000 First Home Owner Grant is available separately and can be used to offset stamp duty costs on established homes. However, it does not reduce the duty directly — it is paid as a separate grant.

SA Downsizer Stamp Duty Relief (From March 2026)

South Australia became the first state to offer stamp duty relief specifically for downsizers. From 25 March 2026, eligible South Australians aged 60 years and over who sell their current home and purchase a newly built home or off-the-plan apartment may be fully exempt from stamp duty. The new property must be valued at up to $2,000,000 and must be smaller than the current home.

For a $900,000 newly built home, this exemption saves approximately $43,330 in stamp duty. This scheme can only be accessed once per person.

SA Stamp Duty Compared to Other States

How does South Australia stack up against other states for stamp duty on a $550,000 property?

• SA: $24,080 (4.38% effective rate)
• NSW: approximately $19,582 (3.56%)
• Victoria: approximately $29,070 (5.29%)
• Queensland: approximately $10,600 (1.93% at general rates)
• WA: approximately $20,140 (3.66%)
• Tasmania: approximately $20,560 (3.74%)

SA sits in the middle range — cheaper than Victoria but more expensive than NSW and significantly more than Queensland. Use the all-states stamp duty calculator to compare at any purchase price.

Other Costs When Buying Property in SA

Stamp duty is one of several upfront and ongoing costs for SA property buyers. When budgeting for a purchase, also consider:

• Land tax: Ongoing annual tax for investment properties with land values above $833,000. Use the SA land tax calculator to check whether your investment will be subject to land tax.
• Negative gearing: If your rental income does not cover expenses, the loss may be tax-deductible against your employment income. Use the negative gearing calculator to model your after-tax position.
• Capital gains tax: When you sell an investment property, CGT applies to the profit. The stamp duty you paid at purchase forms part of the cost base, reducing your gain. Use the CGT calculator to estimate.
• Depreciation: Div 40 and Div 43 deductions can reduce your taxable income. Use the depreciation calculator to estimate.
• Lodgement and transfer fees: Land Services SA charges a lodgement fee and registration fee in addition to stamp duty.
• Legal/conveyancing fees: Typically $1,000 to $2,500 for a standard residential purchase in SA.