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Stamp Duty Calculator SA
Stamp Duty Calculator SA
Written by
Tina Sendin
Edited by
Ellie Garran
Reviewed by
Sam HymanCompare home loans the easy way
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What is stamp duty?
Long story short
Stamp duty in SA is a one-off payment, not an ongoing tax
Stamp duty is generally payable when the property transfers into your name.
Stamp duty is based on the property’s value, location, and other things
Duty rates scale with the value of your home, but things like when you purchased the property can also affect how much you pay.
First home buyers could score full stamp duty relief on new builds
Eligible first home buyers may be able to get full relief, depending on the property type, value and contract date.
Foreign buyers may need to pay a 7% foreign ownership surcharge on top of stamp duty
Non-citizens, foreign corporations, and trusts incur this surcharge on the property’s value.
What is stamp duty?
Stamp duty is basically a land transfer tax on most real estate purchases not just in South Australia, but across the country. Like other taxes, the funds contribute to state government revenue, which funds public services.
It’s also not an ‘ongoing’ tax – just a one-off payment. You only pay stamp duty once per property at the time of settlement, when the property you have purchased or acquired transfers to your name.
You can find out how much stamp duty might set you back by giving our calculator a whirl.
How much is stamp duty in SA?
How much stamp duty you’ll be required to pay depends on a few things:
- the value of the land (and any improvements made to it, if any)
- whether you’re eligible for any exemptions or concessions
- your residency status (like whether you’re a citizen or a foreign purchaser)
- the date you signed the dotted lines of your contract.
But for most home buyers, the stamp duty rates are based on the value of the property.
Stamp duty rates in SA
| Value of the property | Stamp duty |
| $12,000 or less | $1.00 for every whole or part $100 |
| $12,001–30,000 | $120, plus $2.00 for every whole or part $100 over $12,000 |
| $30,001–50,000 | $480, plus $3.00 for every whole or part $100 over $30,000 |
| $50,001–100,000 | $1,080, plus $3.50 for every whole or part $100 over $50,000 |
| $100,001–200,000 | $2,830, plus $4.00 for every whole or part $100 over $100,000 |
| $200,001–250,000 | $6,830, plus $4.25 for every whole or part $100 over $200,000 |
| $250,001–300,000 | $8,955 plus $4.75 for every $100 or part of $100 over $250,000 |
| $300,001–500,000 | $11,330 plus $5.00 for every whole or part of $100 over $300,000 |
| $500,001 and above | $21,330 plus $5.50 for every whole or part of $100 over $500,000 |
Source: RevenueSA – Rate of stamp duty
Let’s have a go at the calculation. Say, for instance, you’re eyeing a property valued at $500,000. Your stamp duty based on the table is $21,330.
How to calculate stamp duty for a $500,000 property
$500,000 (value of the property) – $300,000 = $200,000
Divided by 100 = $2,000
Multiplied by 5 = $10,000
Added to $11,330 = $21,330
What property types does stamp duty apply to in SA?
In South Australia, if you’re buying residential property or land for farming, you’ll need to pay stamp duty for transfers that are considered ‘dutiable’. That means for properties like:
- house and land packages
- apartments
- vacant blocks that are meant to be used for residential or primary production land.
For stamp duty purposes, ‘residential land’ means land you plan to live on as your main home. ‘Primary production land’ is land used for farming – like growing crops, running livestock, or horticulture.
Do first home buyers have to pay stamp duty in SA?
Stamp duty relief could apply to first home buyers if they’re buying a new home, an off-the-plan apartment, or a vacant land to build their new home on. It can apply if you (and your spouse or domestic partner) have never obtained stamp duty relief in Australia before.
Another thing to remember is that to qualify for this stamp duty relief, you need to actually live in the home or apartment as your main residence for at least six months straight. The six months need to start within any of the following:
- 12 months of settlement if you’re buying a new home
- 12 months from when you’re legally allowed to move in or 36 months from settlement (whichever comes first) if you’re buying vacant land.
Helpful tip
Unlike the First Home Owner Grant, stamp duty relief for first home buyers isn’t money in your pocket. Instead, it means that if you’re eligible, you won’t have to pay the stamp duty that normally applies. It’s a relief, but not a windfall.
There’s a lot to keep track of. But don’t stress – you can always check with your broker, solicitor, or conveyancer to confirm your eligibility and what you need to do to stay eligible.
Sam Hyman
General Manager – National Sales, Aussie
Are there any other stamp duty exemptions or concessions in SA?
There are some situations where you may be exempt from stamp duty (subject to eligibility rules).
Transfer of a property between spouses or domestic partners
You may not have to pay stamp duty if the property is transferred between spouses – whether it’s going from one name to the other, from one to both names, or from both names to one. This rule applies whether the couple is still together or has split up in certain circumstances (for example, where the home meets the ‘shared residence’ criteria).
Transfer of farming land between family members
Some transfers of primary production land between certain family members (and in some cases their trustees) may be exempt.
Inherited property
In some cases (such as certain transfers that occur by operation of law), stamp duty may not apply.
Property that’s not used for residential or primary production
Stamp duty generally applies to transfers of residential and primary production land. Some transfers involving other types of land (often called ‘qualifying land’) may not be liable to duty, depending on the transaction and timing.
What other fees might I need to pay besides stamp duty in SA?
Aside from stamp duty, it’s also a good idea to budget for a few other things so you’re not caught out when it’s time to deal with all the admin and paperwork.
- Conveyancing and legal fees: You’ll need a conveyancer or solicitor to handle all the legal paperwork when buying a home – things like preparing contracts and lodging documents. It’s not something you want to DIY. In SA, the cost is can vary around $1,800, but it can vary depending on complexity and who you hire.
- Building and pest inspection: Before you sign on the dotted line, it’s smart to get the property checked for structural issues and pests like termites. This can save you a fortune down the track. A building inspection often costs a few hundred dollars; a combined building and pest inspection commonly ranges around $350-$700+ depending on property and provider.
- Mortgage registration fee: This is a government fee for registering your lender’s mortgage on the property title. It’s collected by Land Services and varies by state. In South Australia, Land Services SA charges $198 to register a mortgage (fees can change).
- Loan application fee: Banks often charge a fee to set up your home loan. Some lenders waive it, but not always. This could set you back around $600, though it varies depending on who your lender is.
Frequently asked questions
When is stamp duty payable in SA?
If you’re required to pay stamp duty in South Australia, you generally need to pay it when the property transfers into your name.
If you’re concerned about making stamp duty or land tax payments, you can contact RevenueSA to seek alternative payment arrangements.
Do foreign buyers have to pay stamp duty in SA?
If you don’t hold Australian citizenship or an Australian permanent resident visa, then the answer is yes. This goes for foreign corporations and trusts too. Foreign purchasers may need to pay an additional foreign ownership surcharge of 7% (in addition to stamp duty), depending on whether they meet RevenueSA’s definition of a ‘foreign person’ or ‘foreign trust’ and whether the property is residential land.
Can I get a home loan that covers stamp duty?
While it’s a nice thought, it’s not necessarily guaranteed so it’s best to check with your lender. Some lenders might offer to cover stamp duty by increasing your home loan amount depending on the lender and your loan-to-value ratio (LVR).
Is stamp duty tax deductible in SA?
Sorry, but you can’t claim stamp duty back on your tax return. But there’s good news if you’re planning to sell down the line. Since stamp duty is part of what you pay when buying your home, it can help reduce the capital gains tax you might cop later if you sell for a profit and your sale is not otherwise exempt from capital gains tax.
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