SA stamp duty calculator
Enter a price and see the stamp duty you will owe in South Australia, including first home buyer relief. Nothing you type is sent anywhere.
Use the contract price, or the market value if that is higher.
SA stamp duty — 2026-27
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How stamp duty works in South Australia
South Australia does something no other state does. Since 15 June 2024, first home buyers who buy or build a new home pay zero stamp duty, with no price cap at all. But there is a catch: buy an established home and you get no first home buyer relief whatsoever. The choice between new and established is worth tens of thousands here.
Duty is marginal, the same way income tax is. You do not pay one rate on the whole price. Each slice of the price is taxed at its own rate, and the results are added together. That is why the effective rate you pay is always lower than the top bracket you land in.
First home buyers in SA: New homes: $0 duty at any price. Read the full rules on the SA first home buyer page.
SA stamp duty rates for 2026-27
| Dutiable value | Duty payable |
|---|---|
| Up to $12,000 | 1% of the price |
| $12,001 to $30,000 | $120 plus 2% of the amount over $12,000 |
| $30,001 to $50,000 | $480 plus 3% of the amount over $30,000 |
| $50,001 to $100,000 | $1,080 plus 3.5% of the amount over $50,000 |
| $100,001 to $200,000 | $2,830 plus 4% of the amount over $100,000 |
| $200,001 to $250,000 | $6,830 plus 4.25% of the amount over $200,000 |
| $250,001 to $300,000 | $8,955 plus 4.75% of the amount over $250,000 |
| $300,001 to $500,000 | $11,330 plus 5% of the amount over $300,000 |
| Over $500,000 | $21,330 plus 5.5% of the amount over $500,000 |
There is no premium bracket. The top rate is 5.5% on the part of the price above $500,000.
What you would pay at common prices
These figures use the 2026-27 rates above for an existing home bought by an Australian resident. Your own figure can differ if a concession applies.
| Purchase price | Owner-occupier | Investor | First home buyer |
|---|---|---|---|
| $400,000 | $16,330 | $16,330 | $16,330 |
| $500,000 | $21,330 | $21,330 | $21,330 |
| $600,000 | $26,830 | $26,830 | $26,830 |
| $700,000 | $32,330 | $32,330 | $32,330 |
| $800,000 | $37,830 | $37,830 | $37,830 |
| $900,000 | $43,330 | $43,330 | $43,330 |
| $1,000,000 | $48,830 | $48,830 | $48,830 |
| $1,200,000 | $59,830 | $59,830 | $59,830 |
| $1,500,000 | $76,330 | $76,330 | $76,330 |
Costs people forget to budget for
Stamp duty is the biggest government cost, but it is not the only one. On a $850,000 purchase in SA you would also plan for roughly $350 in transfer and mortgage registration fees, plus:
- Conveyancing or legal fees — usually $1,000 to $2,500.
- Building and pest inspection — around $400 to $800 for a house.
- Lenders mortgage insurance — if your deposit is under 20%, this can run to tens of thousands.
- Council and water adjustments — you repay the seller for rates they have already paid.
A rough rule: for a $850,000 home in SA, set aside about $40,930 for government costs alone, then add professional fees on top.
Common questions
How much is stamp duty on a $850,000 property in SA?
About $40,580 for an owner-occupier buying an existing home at 2026-27 rates. A first home buyer would pay $40,580 at that price. Registration fees of roughly $350 are on top.
When do I pay stamp duty in SA?
Duty is usually paid at settlement, and your conveyancer or solicitor arranges it. Your lender will not release the loan until it is sorted, so budget for it as a cash cost alongside your deposit. Confirm the exact deadline with RevenueSA, because it differs by state.
Can I add stamp duty to my home loan?
Usually not directly. Stamp duty is an upfront cost that most lenders expect you to pay from your own savings, because it is not part of the property's value. Some buyers borrow more against a larger deposit to cover it, but that depends on the lender and your loan-to-value ratio.
Do I pay duty on the price or the valuation?
You pay on whichever is higher, the price you agreed or the market value of the property. This stops people from cutting the tax by selling to family below market rates.
Is there a foreign buyer surcharge in SA?
Yes. Foreign buyers pay an extra 7% of the property value on top of normal duty.
Check another state
- NSW stamp duty
New South Wales
- VIC stamp duty
Victoria
- QLD stamp duty
Queensland
- WA stamp duty
Western Australia
- TAS stamp duty
Tasmania
- ACT stamp duty
Australian Capital Territory
- NT stamp duty
Northern Territory
Source: RevenueSA — official stamp duty rates. Rates checked 28 July 2026. This calculator gives an estimate only and is not financial or legal advice. Confirm the amount payable with RevenueSA or your conveyancer.