The short answer
- Stamp duty is a state tax you pay when you buy property, on top of your deposit.
- In SA it's worked out on a sliding scale. On a $600,000 established home it's $26,830.
- Eligible first home buyers pay $0 on a new home, off-the-plan home, house and land package or vacant land, with no price cap.
- There's no first home buyer relief on established homes in SA.
- It's usually paid at settlement, and most loans don't cover it, so plan to pay it from savings.
How stamp duty is worked out in SA
RevenueSA charges duty on the price (or value) of the property, using these rates. The rate climbs as the price goes up, and anything over $500,000 is charged at $5.50 for every $100.
| Property value | Stamp duty |
|---|---|
| Up to $12,000 | $1.00 for every $100 |
| $12,001 to $30,000 | $120 plus $2.00 for every $100 over $12,000 |
| $30,001 to $50,000 | $480 plus $3.00 for every $100 over $30,000 |
| $50,001 to $100,000 | $1,080 plus $3.50 for every $100 over $50,000 |
| $100,001 to $200,000 | $2,830 plus $4.00 for every $100 over $100,000 |
| $200,001 to $250,000 | $6,830 plus $4.25 for every $100 over $200,000 |
| $250,001 to $300,000 | $8,955 plus $4.75 for every $100 over $250,000 |
| $300,001 to $500,000 | $11,330 plus $5.00 for every $100 over $300,000 |
| Over $500,000 | $21,330 plus $5.50 for every $100 over $500,000 |
"For every $100" includes any part of $100. Source: RevenueSA, rate of stamp duty.
What it costs at common Adelaide prices
Here's what that means in dollars, and how much an eligible first home buyer saves by buying new.
| Price | Established home | New home, eligible first home buyer |
|---|---|---|
| $500,000 | $21,330 | $0 |
| $600,000 | $26,830 | $0 |
| $650,000 | $29,580 | $0 |
| $750,000 | $35,080 | $0 |
| $900,000 | $43,330 | $0 |
General rates for a home you'll live in. Try any price in our stamp duty calculator.
First home buyer relief: who qualifies
For contracts signed on or after 6 June 2024, eligible first home buyers pay no stamp duty on these properties, whatever the price:
- A new home, including a substantially renovated home bought from a registered developer
- An off-the-plan apartment or home
- A house and land package
- Vacant land to build your home on
The main conditions
- You're 18 or over, and an Australian citizen or permanent resident.
- Neither you nor your spouse or partner has ever owned residential property in Australia, even one you never lived in. This applies to contracts from 13 February 2025.
- You haven't received first home buyer stamp duty relief before, in any state or territory.
- Everyone buying must be eligible, though only one of you needs to move in.
- For a new home: you move in within 12 months of settlement and live there for at least 6 months in a row.
- For land or a house and land package: you move in within 12 months of the certificate of occupancy, or 36 months of settlement, whichever comes first.
- Companies and trusts can't get the relief, and it isn't available on established homes, including one you buy to knock down and rebuild.
Sources: RevenueSA, first home buyer relief from 6 June 2024 and eligibility changes from 13 February 2025.
When and how you pay
Stamp duty is usually paid at settlement, and your conveyancer or solicitor arranges it as part of the transaction. You'll need the money ready by then.
Most home loans are worked out on the property price, not your buying costs, so stamp duty normally comes from your own savings. In some cases, such as a loan with a family guarantee, a lender may be willing to lend enough to cover costs too. It's worth asking before you start looking.
There are also smaller government fees at settlement to register the transfer of the property and your mortgage. Your conveyancer will include these in their statement.
Ways to pay less
- Buy new as a first home buyer. Full relief, no price cap, and you may also get the $15,000 First Home Owner Grant.
- Buy land and build. Eligible first home buyers pay no duty on the land, and duty isn't charged on the build itself.
- Factor it into your offer. Duty rises with the price, so every $10,000 off a home over $500,000 saves $550 in duty.
- Get your numbers right early. Knowing the full upfront cost before you look stops surprises at contract time.
Information is general and correct as at October 2026. Duty rates and relief rules change, so check with RevenueSA or your conveyancer before you buy.