Stamp Duty Calculator

A stamp duty calculator for every Australian state and territory, built with South Australian buyers in mind. Choose the state, enter the property value, say whether it is your first home and whether it is new or established, and it estimates the stamp duty, the mortgage registration fee and the transfer fee together. The calculator opens on the ACT tab, so select SA for the South Australian figures on this page. In South Australia the transfer fee alone runs into thousands of dollars, and the sections below show how each charge is set.

Want a more accurate result?

Calculator results are estimates only. Duty depends on your contract date, the property value and whether you qualify for relief, and a broker can check those against your actual purchase.
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South Australian stamp duty in four numbers

From the RevenueSA conveyance scale and the Land Services SA fees for 2026-27.
0
Government charges on each extra $10,000 above $500,000
0
Bands in the SA stamp duty scale
0
Duty for an eligible first home buyer of a new home
0
Per cent surcharge for foreign buyers
Relief depends on eligibility and on the date you sign the contract. The worked example further down this page shows what it means at one price.

What this calculator works out

Three government charges come with almost every purchase. The calculator adds them up for the state you choose, and shows any first home owner grant beside them.

Stamp duty

Charged by RevenueSA
A state tax on the transfer of the property, charged on its value. Each state sets its own scale. In South Australia one scale applies to every buyer, whether you will live in the home or rent it out.

Transfer fee

Charged by Land Services SA
The fee to register you as the new owner. In South Australia it is set on a scale by value, so it rises with the price: $6,653 on a $650,000 home in 2026-27. It is usually the second-largest government charge.

Mortgage registration fee

Charged by Land Services SA
A flat fee to register your lender’s mortgage on the title: $204 per document in South Australia for 2026-27. Buy without a loan and there is no mortgage to register.

How is stamp duty calculated in South Australia?

South Australia uses a marginal scale with nine bands. Each band carries a fixed amount for the value below it, plus a rate per $100 on the part of the value inside the band. The top band starts at $500,000 and its rate is $5.50 per $100.

Duty is charged on the value of the property. RevenueSA takes that as the market value of the land including improvements, or the price you pay including GST, whichever is greater. If the price is below the market value, duty can be assessed on the market value instead.

Every buyer uses the same table. There is no separate owner-occupier rate, and no first home buyer discount on an established home.
South Australian stamp duty, value above $500,000

= $21,330 + $5.50 for every $100 or part of $100 over $500,000

From the RevenueSA conveyance scale. Below $500,000 the same structure applies, with a lower fixed amount and a lower rate in each band, from $1.00 per $100 up to $5.00 per $100.
The scale has two features that affect a budget.

First, a higher price only puts the extra dollars into the higher band. Paying $510,000 instead of $500,000 adds $550 in duty.

Second, the rate stops climbing at $500,000. Above that point every extra $10,000 on the price adds $550 in duty and $105 in transfer fee, so $655 in government charges for each $10,000.

SA stamp duty and fees at five prices

Most stamp duty tables show duty on its own. On a South Australian purchase that leaves out the transfer fee, which also climbs with the price. This table adds up every government charge for a buyer of an established home who is borrowing to buy, on the 2026-27 RevenueSA scale and Land Services SA fees.
PriceStamp dutyTransfer feeMortgage registrationTotal chargesDuty as share of price
$400,000$16,330$4,028$204$20,5624.08%
$500,000$21,330$5,078$204$26,6124.27%
$600,000$26,830$6,128$204$33,1624.47%
$700,000$32,330$7,178$204$39,7124.62%
$800,000$37,830$8,228$204$46,2624.73%
At $400,000 the government charges come to $20,562. At $800,000 they come to $46,262, more than double, because duty and the transfer fee both rise with the value. The transfer fee is the Land Services SA lodgement fee plus the $15 transaction fee. These figures assume no relief applies; a first home buyer purchasing a new home can pay far less, as the example below shows.

Worked example: one $650,000 Adelaide home, two first home buyers

Both are Australian citizens buying their first home with a loan, with contracts signed in 2026. Relief covers duty only, and buyer two must never have held an interest in residential property and must live in the home for six months, starting within 12 months of settlement. The figures are illustrative, and RevenueSA decides eligibility.

$36,437

Buyer one buys an established home. Total government charges, with no stamp duty relief available.
Stamp duty $29,580
Transfer fee $6,653
Mortgage registration $204
First home owner grant $0

$6,857

Buyer two buys a newly built home. Full stamp duty relief, with no value cap for contracts from 13 February 2025.
Stamp duty $0
Transfer fee $6,653
Mortgage registration $204
First home owner grant up to $15,000

What the calculator does not show you

Duty and fees are one part of the cost of buying. These are the other things that can change the number, and check each one before you sign.

Your contract date decides which rules apply

First home buyer relief in South Australia changed in June 2023, June 2024 and February 2025. Eligibility is assessed under the rules in force on the date you sign the contract. If you are buying off the plan or building, check which period your contract falls in.

Foreign buyers pay a 7 per cent surcharge

If a buyer is not an Australian citizen or permanent resident, a foreign ownership surcharge of 7 per cent applies to their share of residential land. For contracts from 13 February 2025, first home buyer relief does not reduce it.

Land tax can apply every year after you buy

Stamp duty is paid once. Land tax is a separate annual tax on land you own, and whether it applies depends on the property and its owner. Ask your conveyancer before you buy, especially if the property is an investment.

The rest of the settlement bill

Conveyancer or solicitor fees, building and pest inspections, loan application or valuation fees, and lenders mortgage insurance if you borrow more than 80 per cent of the value.
None of these are in the calculator above. The property buying cost calculator adds them in.

Before you sign a contract

Three checks, in this order, and no cost to you for the conversation with us.

1

Run the numbers on the exact price

Use the contract price, the right state and the right property type: established, new or vacant land. If a valuation could come in above the price, run that figure too, because duty is charged on whichever is greater.

2

Check relief with your conveyancer

Ask which relief period your contract date falls in, and whether every buyer meets the conditions, including any spouse or partner who is not on the contract. RevenueSA decides eligibility, and your conveyancer usually lodges the application.

3

Plan the loan around the full cost

Duty, the transfer fee and the mortgage registration fee are paid at settlement. We work out how much of your deposit they use, what that does to your loan-to-value ratio, and whether lenders mortgage insurance comes in, before you commit to a price.

Related tools and sources

Stamp duty is set by each state, so the calculator above applies the scale for the state you choose. The figures written out on this page are for South Australia.
Related tools on this site: property buying cost calculator, borrowing power calculator and the loan repayment calculator.

If you are buying in Adelaide and want the numbers checked against a real purchase, see home loans in Adelaide or first home buyer loans.
Sources
RevenueSA: Rate of stamp duty, the conveyance scale used for every figure on this page; Real Property (Land), for the rule that duty is charged on the greater of value and price; Stamp duty relief for eligible first home buyers, for relief periods, conditions and the foreign ownership surcharge; First home owner grant details.
Land Services SA: Property transfer fee calculator, for the 2026-27 transfer lodgement and transaction fees.
Other states and territories: ACT, NSW, NT, QLD, TAS, VIC and WA.

About the figures. Every South Australian duty figure was calculated from the RevenueSA scale and checked against the Land Services SA calculator, and the two agree to the dollar. Transfer fees are the Land Services SA figures for 2026-27 and the mortgage registration fee is $204 per document. Last updated 21 October 2026.

General information only, and not tax or legal advice. Nothing on this page takes your objectives, financial situation or needs into account. Eligibility for relief and grants is decided by RevenueSA, and your conveyancer or solicitor is the right person to confirm it for your contract. Loanity is a credit representative and can provide credit assistance once we understand your situation.
STILL GOT QUESTIONS?

Stamp duty questions, answered

How much is stamp duty in SA?

It depends on the property value. On the RevenueSA scale, duty is $16,330 on a $400,000 home, $21,330 on $500,000, $26,830 on $600,000 and $37,830 on $800,000. Above $500,000 it is $21,330 plus $5.50 for every $100 over $500,000. The same scale applies to owner-occupiers and investors.

Each state applies its own sliding scale to the property value: a fixed amount for the value below a threshold, plus a rate per $100 above it. Concessions for first home buyers, new homes or owner-occupiers then reduce the result where they apply. Pick your state in the calculator above to use its scale, and check the revenue office page in the sources for the current rules.

On an established home, yes, at the standard rate. On a new home, an off-the-plan apartment or vacant land to build on, eligible first home buyers pay no stamp duty for contracts entered into on or after 13 February 2025, whatever the property value. The transfer fee and mortgage registration fee still apply.

In South Australia, whichever is greater. RevenueSA charges duty on the market value of the land including improvements, or the price including GST, if that is higher. Other states have their own rules, so check the revenue office for the state you are buying in.

At settlement, when the property transfers into your name. Your conveyancer or solicitor normally includes it in the settlement figures and pays it for you, together with the transfer fee.

Sometimes. Some lenders will lend enough to cover part of the purchase costs if your deposit and income allow it. Borrowing the duty raises your loan-to-value ratio, can bring in lenders mortgage insurance, and means paying interest on it for the life of the loan. Whether it makes sense depends on your deposit and income, which we can check with you.

A payment of up to $15,000 for eligible first home buyers who buy or build a new home. It does not apply to established homes, it cannot exceed the price paid, and it is a separate application from stamp duty relief.

Yes. A foreign ownership surcharge of 7 per cent applies to the share of residential land held by a buyer who is not an Australian citizen or permanent resident. For contracts from 13 February 2025, first home buyer relief does not reduce the surcharge.

Because Land Services SA sets it on a scale by property value. In 2026-27 it is $6,653 on a $650,000 home, and it rises by about $105 for every extra $10,000 of value. Budget for it alongside duty, since it is paid at settlement.

No. Duty is set by legislation and assessed by RevenueSA. A broker can make sure your loan is planned around the full purchase cost, including duty and fees, and show you how a different property type or price changes what you pay.

Talk to an Adelaide broker before you buy

A free 30 minute review of your purchase costs, deposit and borrowing power, with stamp duty and every government fee included. Call 1800 237 537 or book a time that suits you.