How much is stamp duty in South Australia?

Summary: This article explains how stamp duty works in South Australia, including how it’s calculated, current rates, and key concessions and exemptions. It covers recent changes such as the full exemption for eligible first home buyers purchasing new homes, and the 7% surcharge now applied to foreign buyers—even if they qualify for other relief. The article also outlines strategies to reduce stamp duty, payment procedures, and the First Home Owner Grant.

When buying property in South Australia, stamp duty is one of the key costs to consider. It's essential to understand how stamp duty is calculated, as well as the potential for concessions and exemptions, to ensure you’re financially prepared. Below we will guide you through the costs associated with stamp duty in South Australia, including how it’s calculated, available concessions and exemptions and how you might reduce the amount you pay.

What is stamp duty?

Stamp duty is a tax that is charged by the state government on certain legal documents, most commonly related to property transactions. In South Australia, it’s calculated based on the purchase price in most instances, or if related parties are involved, either the purchase price or market value of the property—whichever is higher. This tax is payable by the buyer and is a significant cost that must be factored into your budget when purchasing property.

While stamp duty South Australia wide applies to residential and certain commercial property transactions, the rate of duty and concessions available may vary. Understanding how stamp duty works is crucial to navigating the financial side of property purchasing.

Calculating stamp duty in South Australia

So exactly how much is stamp duty in South Australia? Well, the amount of stamp duty you’ll need to pay depends on the property’s purchase price or market value. The South Australian government has a progressive tax system, where the rate increases with the price of the property.

Here’s an overview of the key rates and thresholds for the latest financial year:

• For properties under $12,000: A flat fee of $1.00 is charged for every $100 or part thereof.

• For properties valued/sold between $12,001 and $30,000: The duty is $120 plus $2.00 of the value above $12,000 for every $100 or part thereof.

• For properties valued/sold over $30,000 and does not exceed $50,000: The duty is $480.00 plus $3.00 of the value above $30,000. for every $100 or part thereof.

• For properties valued over $50,000 and does not exceed $100,000: The duty is $1,080.00 plus $3.50 of the value above $50,000 for every $100 or part thereof.[1]

• For properties valued/sold over $100,000 and does not exceed $200,000.: The duty is $2,830.00 plus $4 of the value above $100,000 for every $100 or part thereof.

• For properties valued/sold over $200,000 and does not exceed $250,000: The duty is $6,830 plus $4.25 for every $100 or part thereof

• For properties valued/sold over $250,000 and does not exceed $300,000: The duty is $8,955 plus $4.75 for every $100 or part thereof.

• For properties valued/sold over $300,000 and does not exceed $500,000: The duty is $11,330 plus $5 for every $100 or part thereof.

• For properties valued/sold over $500,000: The duty is $21,330 plus $5.50 for every $100 or part there of.

You can also use the ‘stamp duty calculator South Australia’ on the Revenue SA website to help estimate your stamp duty obligations based on the purchase price.

Concessions and exemptions

Several concessions and exemptions are available to help reduce the financial burden of South Australia stamp duty.

• First Home Buyers: Eligible first home buyers purchasing or building new homes may be exempt from stamp duty. More details are provided below.

• Transfers Between Spouses or Domestic Partners: Certain transfers of property between spouses or domestic partners may be exempt from stamp duty (eligibility and calculation details available via the Residential Property Buyer Tool). Specific conditions apply, and it's advisable to consult with your Conveyancer or with RevenueSA for guidance.

• Family Farm Exemptions: Transfers of family farming properties between family members may be eligible for stamp duty relief under certain conditions, particularly in cases involving principal residences of family arrangements. For specific eligibility, contact the RevenueSA office.

Stamp duty for South Australian first home buyers

As of June 6, 2024 and subsequent changes from 13 February 2025, South Australia has abolished stamp duty for eligible first home buyers purchasing or building new homes, including off-the-plan properties and vacant land intended for a new home. This exemption applies regardless of the property’s value. Here’s a more detailed look at the eligibility criteria:

• First Home Buyer Status: Applicants must be first home buyers and not have previously owned residential property in Australia, including ownership by a spouse or domestic partner.

• Relevant Interest: Any person who will have a relevant interest in the property must be included as an applicant for stamp duty relief.

• Residence Requirement: Applicants must intend to occupy the property as their principal place of residence within 12 months of settlement and live there for at least 6 continuous months.

• Previous Stamp Duty Relief: Applicants who or whose spouse or domestic partner have previously received stamp duty relief in Australia are not eligible.

• Companies and Trusts: Generally, companies and trusts are not eligible for stamp duty relief, except in the case of a Special Disability Trust.

If you're a first-time home buyer, it’s important to fully understand the available concessions, as they can significantly reduce the South Australia stamp duty liability. Please refer to the RevenueSA information page to see whether relief is applicable to you or contact your Conveyancer.

Other ways to minimise stamp duty in South Australia

While stamp duty can be a hefty expense, there are a few strategies that might help you reduce the amount you pay:

• Buying Off-the-Plan: As mentioned, purchasing a property off-the-plan may reduce the stamp duty payable. This duty is calculated on the land value at the time of contract signing, prior to construction being commenced, which may be lower than the completed property's value.

• Concessions for Certain Transactions: As mentioned earlier, certain transactions, such as transfers between spouses or family members, may be eligible for concessions or exemptions.

It's essential to consult with a conveyancer or legal professional to explore these options and determine eligibility.

Deadlines and payment procedures

In South Australia, stamp duty must be paid at settlement with your Conveyancer/Lawyer paying this on your behalf.

First Home Owner Grant (FHOG)

The FHOG offers a one-off payment of up to $15,000 for eligible first home buyers purchasing or building a new home to be used as their principal place of residence (nb: there is no property value cap for contracts entered into on or after June 6, 2024). To qualify for both the FHOG and stamp duty exemption, applicants must not have previously owned residential property in Australia, including ownership by a spouse or domestic partner. In most instances this grant will be handled by your lender if entering into a mortgage, or your Lawyer/Conveyancer for receipt after settlement if purchasing with own funds.

For more details, visit RevenueSA's First Home Owner Grant page.

Implications for foreign and non-resident buyers

Foreign and non-resident buyers in South Australia should be aware that they may face additional stamp duty charges. In recent years, South Australia has introduced a surcharge for foreign buyers to help curb foreign investment in residential property.

For non-residents, the stamp duty surcharge is an additional 7% on top of the standard stamp duty South Australia rate. This means foreign buyers will pay more than local buyers, so it’s crucial for those considering property investment in South Australia to factor in this surcharge.

It's important to note that, as of 13 February 2025, stamp duty relief for eligible first home buyers no longer extends to the foreign ownership surcharge. Therefore, foreign buyers must pay this surcharge even if they qualify for other concessions.

Please refer to RevenueSA's website to determine whether additional stamp duty may be applicable for you, or speak with your Conveyancer.

We're here to help

Understanding South Australia stamp duty is an essential part of the property buying process. Whether you're a first-time buyer, an investor, or a foreign national, it’s important to be aware of how stamp duty is calculated, any available concessions or exemptions, and how to minimise costs If you’re unsure about the specifics of your situation, we can help guide you through the process and ensure you are fully prepared for your property purchase.

The content of this article is intended to provide a general guide to the subject matter. Specialist advice should be sought about your specific circumstances.