South Australia Stamp Duty 2026-27: New-Home First-Home Full Relief, Rates and Foreign Surcharge

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South Australia imposes conveyance duty on transfers of residential and primary production land under the Stamp Duties Act 1923 (SA). Non-residential property transfers have been exempt from duty since 2018. For the 2026–27 financial year, general duty rates begin at 1% on the first $12,000 of dutiable value and rise through nine brackets to a top marginal rate of 5.5% on the portion above $500,000. For comparison with other state transfer duty regimes, see this site’s articles on Queensland, Western Australia, Tasmania, and the Australian Capital Territory. For broader tax context, see Australia Income Tax 2026-27. The most important feature of South Australia’s first-home policy, effective since 13 February 2025, is a full transfer duty relief on new homes, off-the-plan purchases, and vacant land for owner-builders, with no price cap — but this relief is expressly limited to new dwellings and does not extend to the purchase of an existing home. Foreign purchasers face a 7% surcharge, and the First Home Owner Grant provides up to $15,000 for eligible first-home buyers.

General Conveyance Duty Rates

The general conveyance duty rates for residential and primary production land in South Australia for the 2026–27 financial year are applied progressively as follows:

  • $0 – $12,000: 1.00% of the dutiable value. The duty on a property at $12,000 is $120.
  • $12,001 – $30,000: $120 plus 2.00% of the amount over $12,000.
  • $30,001 – $50,000: $480 plus 3.00% of the amount over $30,000.
  • $50,001 – $100,000: $1,080 plus 3.50% of the amount over $50,000.
  • $100,001 – $200,000: $2,830 plus 4.00% of the amount over $100,000.
  • $200,001 – $250,000: $6,830 plus 4.25% of the amount over $200,000.
  • $250,001 – $300,000: $8,955 plus 4.75% of the amount over $250,000.
  • $300,001 – $500,000: $11,330 plus 5.00% of the amount over $300,000.
  • $500,001 and above: $21,330 plus 5.50% of the amount over $500,000.

South Australia’s rate schedule is notable for its relatively fine-grained brackets at the lower end, with nine separate tiers before reaching the top marginal rate of 5.5%. The dutiable value is generally the higher of the consideration paid and the unencumbered market value of the property.

As an illustration, a residential property purchased at a dutiable value of $650,000 would attract duty of approximately $29,580: $21,330 on the first $500,000, plus 5.5% on the remaining $150,000 (being $8,250).

First-Home New-Home Full Relief

Since 13 February 2025, South Australia has offered a full transfer duty relief to first-home buyers who purchase a qualifying new dwelling or vacant land. This relief has no price cap — the full duty is waived regardless of the purchase price. The qualifying transactions are:

  • A newly constructed home that has not been previously occupied or sold as a place of residence.
  • An off-the-plan purchase of a new dwelling where construction has not yet been completed at the time of contract.
  • Vacant land on which the buyer intends to build their first home, provided construction commences within 12 months of settlement.

A first-home buyer purchasing a new home at $850,000 pays zero conveyance duty, saving approximately $40,580 compared with the general rate schedule. The relief applies to the entire dutiable value.

However, this relief has a critical limitation: it does not apply to the purchase of an existing (previously occupied) home. A first-home buyer purchasing an established home in South Australia is not eligible for any first-home duty concession and must pay the full general rates. This is a significant policy distinction. In other jurisdictions such as Queensland, first-home buyers purchasing existing homes receive a concessional rate up to a specified ceiling. In South Australia, the policy choice is to direct the full relief exclusively toward new housing supply, with no duty concession available for the purchase of established dwellings.

Eligibility requires the buyer to be an Australian citizen or permanent resident, to occupy the property as their principal place of residence for a continuous period of at least six months commencing within 12 months of settlement, and not to have previously owned residential property in Australia or elsewhere.

Foreign Ownership Surcharge

South Australia imposes a foreign ownership surcharge of 7% on the dutiable value of residential property acquired by a foreign person or entity. The surcharge is applied in addition to the standard conveyance duty and is calculated on the full dutiable value.

The first-home new-home relief does not extend to the foreign surcharge component. A foreign first-home buyer purchasing a new home would still be liable for the surcharge, even if the standard duty component is fully relieved. The definition of “foreign person” broadly follows the Foreign Acquisitions and Takeovers Act 1975 (Cth) framework and includes individuals who are not Australian citizens or permanent residents, foreign corporations, and trustees of foreign trusts.

First Home Owner Grant (FHOG)

South Australia’s First Home Owner Grant provides a payment of up to $15,000 to eligible first-home buyers who purchase or build a new home. Key conditions include:

  • The home must be a newly constructed dwelling, an off-the-plan purchase, or a contract to build.
  • The market value of the home must not exceed $650,000.
  • The applicant must be an Australian citizen or permanent resident, at least 18 years old.
  • The applicant must occupy the home as their principal place of residence for a continuous period of at least six months, commencing within 12 months of settlement or construction completion.

The FHOG operates independently of the transfer duty relief. A first-home buyer purchasing a new home valued at $600,000 would receive both zero conveyance duty and the $15,000 FHOG, provided all criteria are met. A buyer purchasing a new home valued at $700,000 would receive zero duty but would not qualify for the FHOG due to the market value threshold.

Non-Residential Property

Since 2018, South Australia has exempted transfers of non-residential property from conveyance duty. This includes commercial, industrial, and other non-residential land. The exemption does not extend to residential or primary production land, which continue to be liable under the general rates set out above.

Frequently Asked Questions

Do I pay stamp duty on an existing home as a first-home buyer in South Australia?

Yes. South Australia’s first-home new-home relief applies only to new homes, off-the-plan purchases, and vacant land. First-home buyers purchasing an existing (previously occupied) home are not eligible for any first-home duty concession and must pay the full general conveyance duty rates. This is a deliberate policy feature that distinguishes South Australia from jurisdictions that offer existing-home concessions.

Is there a price cap on the first-home duty relief?

No. The full transfer duty relief for first-home buyers purchasing a new home, off-the-plan property, or vacant land has no price cap. A first-home buyer purchasing a new apartment at $1,200,000 pays zero conveyance duty. The FHOG, however, has a $650,000 market value threshold.

What is the foreign buyer surcharge in South Australia?

South Australia’s foreign ownership surcharge is 7% of the dutiable value, payable in addition to standard conveyance duty. The first-home new-home relief does not apply to the surcharge component. Foreign first-home buyers purchasing a new home would receive relief from the standard duty but would remain liable for the 7% surcharge.

Can I receive both the FHOG and the first-home duty relief?

Yes, provided you meet the eligibility criteria for both. The FHOG provides up to $15,000 for new homes with a market value not exceeding $650,000. If you purchase a new home above this value, you still receive zero conveyance duty but do not qualify for the FHOG.

How does South Australia’s first-home policy compare with Queensland’s?

Both South Australia and Queensland offer full transfer duty relief on new homes with no price cap for first-home buyers. The key difference is that Queensland also provides a concession for existing homes (full exemption up to $700,000, phasing to $800,000), while South Australia provides no relief for existing home purchases. For further comparison, see Queensland stamp duty and the articles on Western Australia, Tasmania, and the ACT elsewhere on this site.

Data Sources and Currency

This article draws on the official rates, thresholds, and eligibility rules published by RevenueSA and the governing legislation. Key sources include:

Data current as at July 2026. Conveyance duty rates and concession thresholds are set by the South Australian Government and may be amended. Verify current rates with RevenueSA or a licensed conveyancer.

Disclaimer

This article provides general information only and does not constitute financial, tax, or legal advice. Individual duty liability depends on the specific circumstances of each transaction, including the purchaser’s residency status, prior property ownership, and the nature and use of the property. Confirm all figures and eligibility with RevenueSA or a licensed conveyancer or solicitor.