Basic Calculation Framework

Stamp duty on conveyance (commonly known as stamp duty) in South Australia is calculated based on either the property's sale price or its current market value, whichever is higher. This is known as the dutiable value under Section 60A(1) of the Stamp Duties Act 1923.

• Payment is required at or before settlement - stamp duty must be paid before you can be registered as the owner on the Certificate of Title
• Stamp duty is always paid by the buyer, not the seller
• Your solicitor or conveyancer typically handles the payment process and lodgement on your behalf via RevenueSA Online
• Interest charges apply to late payments as set out in RevenueSA's Interest & Penalty Tax regime

Standard Stamp Duty Rates (Current as of 2024)

These rates apply to all residential property purchases where exemptions or concessions do not apply. South Australia uses a progressive rate structure based on property value.

Premium rate: A 7% stamp duty rate applies to residential transfers with a dutiable value exceeding $3,505,000.

Example calculation: For a $600,000 property, stamp duty would be $21,330 plus $5,500 (5.5% of $100,000 over $500,000) = $26,830

First Home Buyer Stamp Duty Relief (Major Changes from June 2024)

South Australia made significant changes to first home buyer assistance in the 2024-25 State Budget, completely abolishing stamp duty for eligible first home buyers purchasing new homes.

Eligibility Requirements

• At least one buyer must be an Australian citizen or permanent resident (New Zealand Special Category Visa holders also eligible)
• All buyers must be 18+ years old
• Must be purchasing a NEW home (never occupied/sold as residence) or vacant land to build new home
• Cannot have owned residential property in Australia (tightened from previous rules)
• Must live in property as principal residence for 6+ continuous months within 12 months of settlement
• Companies and trusts not eligible (except Special Disability Trusts)

Important Changes from 13 February 2025

From this date, the eligibility criteria tightens further: no applicant or spouse/partner may ever have owned residential property in Australia.

What Counts as a New Home?

• Newly built houses, units, apartments, townhouses, or flats
• Off-the-plan apartments
• House and land packages (comprehensive building contracts)
• Vacant land where you intend to build your home

Foreign Ownership Surcharge

Foreign persons (including natural persons and corporations) or foreign trusts acquiring residential land in South Australia must pay a 7% surcharge on the value of their interest, in addition to standard stamp duty.

• Effective for instruments executed on or after 1 January 2018
• Applies to all residential property acquisitions by foreign persons
• Surcharge is calculated on the dutiable value
• Must be paid at the same time as stamp duty
• Does not apply to commercial property purchases

Example: A foreign purchaser buying a $600,000 residential property pays $26,830 in standard stamp duty PLUS $42,000 foreign ownership surcharge (7% of $600,000) = $68,830 total

Commercial Property Stamp Duty Abolition

South Australia abolished stamp duty on non-residential (commercial and industrial) land transfers from 1 July 2018, making it one of the most attractive states for commercial property investment.

Important: Residential properties and primary production land (farms) remain subject to stamp duty. For mixed-use properties, stamp duty may apply to the residential component.

Example savings: On a $1 million commercial property purchase, investors save approximately $48,830 in stamp duty costs.

First Home Owner Grant (FHOG)

In addition to stamp duty relief, eligible first home buyers can receive a $15,000 First Home Owner Grant. This is separate from stamp duty relief and must be applied for separately.

• $15,000 grant for eligible first home buyers
• Must be building or buying a NEW home (including off-the-plan and house & land packages)
• From 6 June 2024: NO property value cap (previous caps applied)
• Similar eligibility criteria to stamp duty relief
• Cannot have previously owned property in Australia
• Must occupy for 6 continuous months within 12 months post-settlement
• Combined with stamp duty exemption, total savings can exceed $50,000

Standard Exemptions and Concessions

Unlike many other states, South Australia offers limited stamp duty concessions beyond first home buyers. However, some exemptions are available:

Spouse/Partner Transfers

• Full exemption for transfers of principal residence between spouses or de facto partners
• Applies to current partners and transfers following relationship breakdown (including post-breakup transfers)
• Documentary evidence required to support exemption

Deceased Estate Transfers

• Property transfers under a will or intestacy rules exempt from stamp duty
• Any further transfers outside the will's guidance are subject to duty

Family Farm Exemption

• Transfers of primary production land between certain family members
• Specific criteria apply regarding family relationships and farming use

Australian Defence Force Members

• Residence requirements waived for current ADF members
• Must be enrolled to vote in South Australian elections
• Does not apply to reservists or APS staff

NO Pensioner Concessions

Important: Unlike most other states, South Australia does NOT offer stamp duty concessions or exemptions for pensioners or concession card holders purchasing property.

Payment Process and Timing

Additional Costs and Considerations

Comparison with Other States

South Australia's stamp duty system has unique features compared to other states: