These are estimates based on standard South Australia rates. Actual duty may vary. Use the full calculator → for all states and additional options.
Adelaide median house price is around $750,000 — stamp duty on that is approximately $33,580 for owner-occupiers.
| Property Value | Owner-Occupier | First Home Buyer |
|---|---|---|
| $300,000 | $11,330 | $11,330 (existing home, no concession) |
| $500,000 | $21,330 | $21,330 (existing) / $0 (new home, FHB) |
| $700,000 | $32,330 | $32,330 (existing) / $0 (new home, FHB) |
| $1,000,000 | $48,830 | $48,830 (existing) / $0 (new home, FHB) |
| $1,500,000 | $76,330 | $76,330 |
SA First Home Buyer Concession
In South Australia, first home buyers receive a full stamp duty exemption on new homes only. There is no price cap. The exemption does not apply to established (existing) homes — first home buyers purchasing established properties pay the standard rates.
You must be purchasing a new home (one that has not been previously occupied or sold as a place of residence) or building a new home on vacant land. Both you and your co-buyers must be first home buyers.
New homes only — no price capSouth Australia uses one of the more granular bracket systems in Australia, with 9 progressive bands. The rate is called "conveyance duty" in SA. For the official current rates, see RevenueSA.
| Property Value | Marginal Rate | Max Duty at Band |
|---|---|---|
| $0 – $12,000 | 1.0% | $120 |
| $12,001 – $30,000 | 2.0% | $480 |
| $30,001 – $50,000 | 3.0% | $1,080 |
| $50,001 – $100,000 | 3.5% | $2,830 |
| $100,001 – $200,000 | 4.0% | $6,830 |
| $200,001 – $250,000 | 4.25% | $8,955 |
| $250,001 – $300,000 | 4.75% | $11,330 |
| $300,001 – $500,000 | 5.0% | $21,330 |
| Over $500,000 | 5.5% | — |
South Australia calls it "conveyance duty" rather than "stamp duty" — a small naming quirk that flows through every official RevenueSA form. The state's flagship policy is the most generous new-home FHB exemption in Australia: from 6 June 2024, eligible first home buyers pay no conveyance duty at all on a new home, regardless of price. A FHB buying a $1.5 million new build in inner Adelaide pays the same duty (zero) as one buying a $450,000 outer-suburban townhouse. No other state offers an uncapped FHB new-home exemption.
The flip side: SA gives FHBs zero concession on established homes. A first home buyer of a 1960s Mitcham bungalow pays the same conveyance duty as an investor or a fourth-time owner-occupier. The policy is explicitly designed to direct FHB demand into new supply, similar to QLD's approach but with no price cap whatsoever.
SA is also notable for having abolished commercial-property duty entirely in 2018, becoming the first Australian state to do so. That reform reshaped non-residential transaction economics in Adelaide and produced a small but durable advantage for SA-based commercial investment versus interstate equivalents. Residential duty remained on the standard progressive schedule and remains the bulk of property-related state revenue.
Adelaide's median house price was approximately $780,000 in early 2026 (CoreLogic), after one of the largest run-ups in proportional terms of any Australian capital through 2024–25. At $780,000 for an owner-occupier buying an established home:
For the same $780,000 paid by an eligible FHB on a new build, the bill is $0 — the entire $36,730 is saved. For an FHB buying an established home at the same price, the bill is the full $36,730, identical to any other buyer.
The new-vs-established differential of $36,730 in SA on a typical Adelaide-median house is the largest implicit subsidy of any state for new-build first-home purchases. It explains the surge in new-build FHB activity in Adelaide's western and northern growth corridors since mid-2024 and the corresponding under-performance of inner-ring established-home FHB demand.
Foreign Ownership Surcharge. Foreign purchasers of residential property in SA pay a 7% surcharge on top of standard conveyance duty. Foreign ownership also attracts a separate land-tax surcharge of 0.5% annually. The combined rates are among the most moderate of any state but still material on metro Adelaide stock.
FHB new-home exemption — eligibility detail. "New home" means a residence that has not previously been sold or occupied — including new-build houses, off-the-plan apartments, and substantially renovated dwellings that meet the GST "new residential premises" definition. The buyer must occupy as their principal place of residence for at least 6 continuous months within 12 months of settlement. Australian citizenship or permanent residency is required.
First Home Owner Grant. SA pairs the FHB duty exemption with a $15,000 First Home Owner Grant for new homes valued up to $650,000 (taper above). The grant is separate from the duty exemption — eligible buyers can receive both. For a $580,000 new home, an FHB couple can collect $15,000 cash plus zero duty on top of the federal First Home Guarantee.
Commercial property — zero duty. SA abolished conveyance duty on non-residential property in 2018. A $2M Adelaide CBD office building changes hands with no transfer duty payable. Residential-to-commercial conversions and mixed-use developments need careful classification — the apportionment rules between residential and non-residential portions are spelled out in RevenueSA Ruling SDA001.
Off-the-plan apartment concession. Outside the FHB exemption, SA offers a separate off-the-plan duty concession of up to $15,500 for eligible buyers of new apartments in approved precincts (currently inner Adelaide). The concession applies on top of the standard schedule and is layered with the FHB exemption where the buyer qualifies for both — though FHB-on-new will already produce zero duty, making the off-the-plan concession most useful to upgrader or investor buyers.
Duty is computed under the SA Stamp Duties Act 1923 2025–26 conveyance schedule, with progressive brackets from 1.0% to 5.5%. The FHB new-home exemption (uncapped, from 6 June 2024) is applied for eligible buyers on qualifying new residential property. Foreign Ownership Surcharge of 7% applies in addition to standard conveyance duty for non-resident purchasers. Commercial property conveyances are not modelled as they attract no duty (abolished 2018). The model does not include the First Home Owner Grant (cash payment), off-the-plan apartment concession, or pensioner deferral arrangements.
Sources: RevenueSA — Stamp duty (conveyance duty); RevenueSA — First home owners grant and concessions; RevenueSA — Foreign Ownership Surcharge; Stamp Duties Act 1923 (SA); CoreLogic Home Value Index for the Adelaide median.
Reviewed: 18 May 2026 · Updated for: 2025–26 SA conveyance duty schedule; uncapped FHB new-home exemption effective 6 June 2024 · Editor: AussieCalc Editorial Team
How much is stamp duty on a $500,000 property in SA? ▾
Conveyance duty on a $500,000 property in South Australia is $21,330. A first home buyer purchasing a new (never previously occupied) home pays $0, as SA offers a full exemption on new homes with no price cap.
Do first home buyers pay stamp duty in SA on established homes? ▾
Yes. In South Australia, the first home buyer stamp duty exemption only applies to new homes — homes that have never been occupied or sold as a place of residence. First home buyers purchasing established (existing) properties pay the standard conveyance duty rates with no concession.
What is the stamp duty rate on a $1 million property in SA? ▾
Conveyance duty on a $1,000,000 property in South Australia is $48,830. This is calculated on the standard progressive bracket schedule. A first home buyer building or purchasing a new home would pay $0.
How does SA stamp duty compare to other states? ▾
South Australia's stamp duty rates are broadly mid-range compared to other states. At $500,000, SA charges $21,330 — similar to NSW ($17,235) and less than VIC ($21,970). Queensland is significantly cheaper at $8,750 for the same value, while NT is higher at $23,929.
Is there any stamp duty relief for downsizers in SA? ▾
South Australia does not have a specific stamp duty concession for downsizers or retirees purchasing residential property. The main concession available is the FHB new-home exemption. For eligible pensioners, conveyance duty may be eligible for deferral in some circumstances — check with RevenueSA for current arrangements.
Does SA charge stamp duty on commercial property? ▾
No. SA abolished conveyance duty on non-residential property in 2018, becoming the first Australian state to do so. Commercial offices, industrial sheds, retail premises and primary-production land all transfer with zero duty. The reform also covers mixed-use buildings where the residential portion is small. Residential property continues to attract duty on the standard schedule.
Can FHBs claim both the duty exemption and the First Home Owner Grant? ▾
Yes. The FHB duty exemption and the $15,000 First Home Owner Grant (for new homes up to $650,000 with taper above) are separate concessions and can both be claimed if eligibility requirements are met. Combined with the federal First Home Guarantee (no LMI), an eligible FHB couple in SA can transact a new home with effectively zero upfront duty, $15,000 cash assistance, and a 5% deposit.
What counts as a "new home" for the FHB exemption? ▾
A new home is a residence that has not previously been sold or occupied as a place of residence — including new-build houses, brand-new apartments bought off-the-plan, and substantially renovated dwellings that meet the GST "new residential premises" definition. The buyer must move in within 12 months and live there for at least 6 continuous months. Australian citizenship or permanent residency is required.
When is South Australian conveyance duty due? ▾
Conveyance duty is due within two months of the dutiable transaction (contract or transfer, whichever first triggers the liability). Late payment attracts interest under the SA Taxation Administration Act 1996. Conveyancers typically lodge and pay duty through RevenueSA Online at or just before settlement.
How much extra do foreign buyers pay in SA? ▾
Foreign Ownership Surcharge of 7% applies on top of standard conveyance duty for non-resident purchasers of residential property. Foreign owners also pay a 0.5% annual land-tax surcharge while they own the property. The combined upfront and recurring burden is moderate compared with NSW or VIC, but still material on metro Adelaide stock.