- First home buyer, $800,000 established home
- $37,830
- Buying a $800,000 home to live in
- $37,830
- Investor buying at $800,000
- $37,830
Stamp duty calculator
Estimated stamp duty in South Australia
$40,580
- General rates
- $40,580
South Australia's first home buyer relief applies to new homes and land to build on, not established homes.
Estimate from the South Australia schedule checked 21 October 2026. Concessions have conditions (living in the home, previous ownership, citizenship); your conveyancer confirms the final amount. How SA stamp duty works
Stamp duty comes out of the same savings as your deposit. See what you could borrow with it included.
How stamp duty works in South Australia
South Australia uses one stamp duty scale for homes and investments alike; there is no owner occupier discount for an established home.
Commercial and industrial land (what RevenueSA calls qualifying land) has carried no stamp duty since 1 July 2018, which is a real advantage for business owners buying their premises.
| Dutiable value | Duty |
|---|---|
| Up to $12,000 | $1.00 for every $100 or part |
| $12,001 to $30,000 | $120 plus $2.00 for every $100 or part over $12,000 |
| $30,001 to $50,000 | $480 plus $3.00 for every $100 or part over $30,000 |
| $50,001 to $100,000 | $1,080 plus $3.50 for every $100 or part over $50,000 |
| $100,001 to $200,000 | $2,830 plus $4.00 for every $100 or part over $100,000 |
| $200,001 to $250,000 | $6,830 plus $4.25 for every $100 or part over $200,000 |
| $250,001 to $300,000 | $8,955 plus $4.75 for every $100 or part over $250,000 |
| $300,001 to $500,000 | $11,330 plus $5.00 for every $100 or part over $300,000 |
| Over $500,000 | $21,330 plus $5.50 for every $100 or part over $500,000 |
What it costs at different prices
| Price | First home buyer (established home) | First home buyer (new home) | Buying a home to live in | Investor |
|---|---|---|---|---|
| $450,000 | $18,830 | $0 | $18,830 | $18,830 |
| $600,000 | $26,830 | $0 | $26,830 | $26,830 |
| $700,000 | $32,330 | $0 | $32,330 | $32,330 |
| $800,000 | $37,830 | $0 | $37,830 | $37,830 |
| $900,000 | $43,330 | $0 | $43,330 | $43,330 |
| $1,000,000 | $48,830 | $0 | $48,830 | $48,830 |
| $1,250,000 | $62,580 | $0 | $62,580 | $62,580 |
First home buyers
Eligible first home buyers pay no stamp duty on a new home, an off the plan apartment or vacant land to build on, at any value, for contracts signed from 13 February 2025.
There is no first home buyer relief for an established home in South Australia, so a first home buyer buying an existing house pays full duty. That makes the choice between new and established unusually expensive here.
The South Australian First Home Owner Grant pays up to $15,000 toward a new home, with no property value cap for contracts from 6 June 2024.
The Australian Government 5% Deposit Scheme lets first home buyers purchase with a 5% deposit and no lenders mortgage insurance, up to $900,000 in Adelaide and regional centres, or $500,000 elsewhere in the state. See first home buyers in South Australia for every scheme in one place.
New homes, off the plan, house and land and vacant land
For first home buyers, relief covers house and land packages and land with a separate building contract alike. For everyone else, duty on land bought with a separate building contract is assessed on the land only.
Foreign buyers
Foreign buyers of residential land pay a foreign ownership surcharge of 7%, and first home buyer relief does not reduce the surcharge.
When stamp duty is paid
Stamp duty is payable at settlement, before the title can be registered in your name. Your conveyancer usually pays it from settlement funds.
Stamp duty usually comes out of the same savings as your deposit, which is why it changes what you can buy: every dollar of duty is a dollar that isn't reducing your loan. Lenders don't lend for duty itself, so it has to be covered by cash or equity.
Common questions
How much is stamp duty on a $800,000 home in South Australia?
For someone buying a home to live in, about $37,830. An investor pays about $37,830, and an eligible first home buyer buying an established home pays about $37,830. These are calculated from the current RevenueSA schedule.
Do first home buyers pay stamp duty in South Australia?
Eligible first home buyers pay no stamp duty on a new home, an off the plan apartment or vacant land to build on, at any value, for contracts signed from 13 February 2025.
Is stamp duty charged on a house and land package in South Australia?
For first home buyers, relief covers house and land packages and land with a separate building contract alike. For everyone else, duty on land bought with a separate building contract is assessed on the land only.
Can I add stamp duty to my home loan?
Lenders lend against the property, not the duty, so duty normally has to come from your own savings or from equity in a property you already own. Some buyers use equity in an existing home, or a family guarantee, to cover it. Joshua can show you how that would work for your situation.
Sources
- RevenueSA: rate of stamp duty, checked 21 October 2026
- RevenueSA: stamp duty relief for first home buyers, checked 21 October 2026
- RevenueSA: foreign ownership surcharge, checked 21 October 2026
- RevenueSA: Information Circular 103 (qualifying land), checked 21 October 2026
- firsthomebuyers.gov.au: 5% Deposit Scheme property price caps, checked 21 October 2026
- RevenueSA: first home owner grant, checked 21 October 2026
General information only, not credit advice. It doesn’t take your objectives, financial situation or needs into account. Rules and figures change; check them, or talk to Joshua, before you rely on them.