SA Stamp Duty 2026: What You’ll Pay and What Relief Is Available
South Australia applies conveyance duty — commonly called stamp duty — on purchases of residential and primary-production land using a tiered rate scale. For the 2026–27 financial year, the most significant development for home buyers is the first-home buyer relief introduced from 13 February 2025, now fully in effect: full stamp duty relief on new homes, off-the-plan purchases, and vacant land to build on, with no price cap. Existing homes are not covered by this relief, and the foreign purchaser surcharge of 7% still applies on top of standard duty. First-home buyers may also be eligible for the First Home Owner Grant (FHOG) of up to $15,000.
The standard duty scale starts at 1% for properties valued up to $12,000 and rises progressively to 5.5% on the portion above $500,000. This article breaks down every rate tier, walks through worked examples for different property values, explains the eligibility rules for first-home relief, and covers the foreign surcharge that applies to overseas buyers.
Standard Conveyance Duty Rates (2026–27)
South Australia uses a marginal rate structure — you pay the stated percentage only on the portion of value that falls within each bracket, not on the entire purchase price. The full scale for residential and primary-production land is as follows:
- Property value up to $12,000: 1% of the dutiable value.
- $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.
These rates apply from July 2026 and cover most residential and primary-production land transfers. Commercial and other non-residential property may be subject to different rates.
Worked Examples: What Duty Looks Like at Common Price Points
To illustrate how the tiered scale works in practice, here are calculations for three common purchase amounts in South Australia.
Example 1: $450,000 established home
This property falls into the $300,001–$500,000 bracket. The calculation is:
$11,330 + (5% × $150,000) = $11,330 + $7,500 = $18,830
A buyer purchasing a $450,000 established home in SA would pay $18,830 in stamp duty. If the buyer is a first-home purchaser, this established home would not qualify for relief — the full amount is payable.
Example 2: $620,000 new home
This lands in the over-$500,000 bracket:
$21,330 + (5.5% × $120,000) = $21,330 + $6,600 = $27,930
However, if purchased by an eligible first-home buyer as a new home, the full $27,930 would be waived under the relief scheme.
Example 3: $750,000 established home
Over-$500,000 bracket again:
$21,330 + (5.5% × $250,000) = $21,330 + $13,750 = $35,080
For a foreign buyer, the 7% surcharge adds $52,500, bringing total stamp duty to $87,580.
First-Home Buyer Relief: No Cap on New Homes
Since 13 February 2025, South Australia has offered full stamp duty relief for first-home buyers purchasing new homes, off-the-plan properties, or vacant land to build on — with no maximum price cap. This is one of the more generous first-home stamp duty concessions in the country for the 2026–27 financial year, particularly because it places no upper limit on the property value.
Key eligibility points:
- The relief applies only to new homes (never previously occupied), off-the-plan purchases, and vacant land intended for building a first home.
- Existing/established homes are not eligible. First-home buyers purchasing an established dwelling must pay full stamp duty according to the standard scale.
- The relief covers stamp duty only — it does not extend to the foreign purchaser surcharge. A foreign first-home buyer would still pay the 7% surcharge on top of the waived duty.
- The First Home Owner Grant (FHOG) of up to $15,000 may be available simultaneously, providing additional financial support.
This policy particularly benefits first-home buyers in Adelaide’s growing outer suburbs and regional SA, where new home and land packages are common and prices can range well above metropolitan medians without triggering a duty liability.
Foreign Purchaser Surcharge
South Australia imposes a foreign purchaser surcharge of 7% on the dutiable value of residential land acquired by foreign persons or entities. This surcharge is in addition to the standard conveyance duty calculated under the scale above.
For a foreign buyer purchasing a $600,000 residential property:
- Standard duty: $21,330 + (5.5% × $100,000) = $26,830
- Foreign surcharge: 7% × $600,000 = $42,000
- Total stamp duty: $68,830
This rate places SA in the mid-range of Australian foreign surcharges, above the ACT and NT (which have no conveyance surcharge) but below NSW (9%) and Victoria (8%).
Frequently Asked Questions
Do first-home buyers get any stamp duty relief on existing homes in SA?
No. From 2026–27, the first-home stamp duty relief in South Australia applies exclusively to new homes, off-the-plan purchases, and vacant land. Established homes are not covered, meaning first-home buyers purchasing an existing dwelling must pay the full conveyance duty.
Is there a price cap on the first-home stamp duty relief?
No. The relief introduced from 13 February 2025 (now in effect for 2026–27) has no maximum price cap. An eligible first-home buyer purchasing a $1.2 million new home would receive full stamp duty relief on the entire dutiable value.
How much is the SA First Home Owner Grant?
The FHOG is up to $15,000 for eligible first-home buyers purchasing or building a new home. This grant operates separately from the stamp duty relief and both may be claimed where eligibility criteria are met.
Does SA charge a foreign buyer surcharge?
Yes — 7% on the dutiable value of residential property acquired by foreign purchasers. This is payable on top of standard conveyance duty and the first-home relief does not cover it.
How does SA stamp duty compare to other states?
At the median Adelaide house price around $750,000, SA conveyance duty is approximately $35,080 for an established home — generally lower than NSW and Victoria but higher than Queensland at comparable price points. See our comparison of stamp duty across all Australian states for a detailed breakdown.
Data Sources
All rates and thresholds in this article are sourced from RevenueSA, the South Australian government revenue office, and are current as at July 2026. The first-home buyer relief details reflect the policy effective from 13 February 2025, now active in the 2026–27 financial year.
For personalised advice on SA stamp duty and first-home concessions, a licensed conveyancer or property tax professional can provide guidance specific to your circumstances. Arrivau’s licensed consultants can assist within one business day.
Disclaimer: This article provides general information only and does not constitute financial, tax, or legal advice. Stamp duty rates, grants, and concessions may change. Readers should confirm current rates with the relevant state Revenue Office or a licensed professional before making property decisions. Data current as at July 2026.