How to Calculate SA Stamp Duty

Updated 28 August 2020.

Read this article if you want to learn about calculating Stamp Duty in South Australia.

Do you know how to calculate SA Stamp Duty?  Online calculators give you the results, but there’s a lot behind the scene’s to consider, and we like to dig in to the details…

Use the online stamp duty calculator to get the results, or keep reading to learn what happens behind-the-scenes.

Important points to note about SA Stamp Duty

  • If you are purchasing residential or primary production land, you pay stamp duty at the conveyance rate.
  • For non-residential and non-primary-production properties purchased after 1 July 2018, there is no stamp duty.
  • No concessions for regular home buyers or first home buyers
  • Until 30 June 2018, there’s an off-the-plan concession or rebate on the stamp duty premium

Conveyance Rate of Stamp Duty in South Australia (Transfer Duty)

Stamp Duty really is just a tax we pay for nothing much in return.

How to calculate SA stamp duty:

Your Purchase PriceStandard Rate of SA Stamp Duty
$0 – $12,000$1 for every $100 or part of $100
$12,001 – $30,000$120 plus $2 for every $100 or part
of $100 over $12,000
$30,001 – $50,000$480 plus $3 for every $100 or part
of $100 over $30,000
$50,001 – $100,000$1,080 plus $3.50 for every $100 or part
of $100 over $50,000
$100,001 – $200,000$2,830 plus $4 for every $100 or part
of $100 over $100,000
$200,001 – $250,000$6,830 plus $4.25 for every $100 or part
of $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 $100 or part
of $100 over $300,000
Over $500,000$21,330 plus $5.50 for every $100 or part
of $100 over $500,000

To calculate your stamp duty, use this online stamp duty calculator.

From 1 January 2018, Foreign purchasers will pay a stamp duty surcharge at 7% of the purchase price.

Careful New Zealanders, as you’ll also be classed as foreign if you are not a a New Zealand citizen who is the holder of a special category visa within the meaning of Section 32(1) of the Migration Act 1958 (Cwlth).

SA Stamp Duty Discounts

There’s not many SA stamp duty exemptions or concessions, we’ll cover all of the most common categories to help you understand what’s available (or not).

No Concessions for Home Buyers

Unfortunately for South Australians, there are no special SA stamp duty concessions for home buyers, although there are a few other situations that may qualify you for a concession or rebate.

No Concessions for First Home Buyers

You also miss out on any special stamp duty concessions or rebates as a First Home Buyer, and therefore you’ll be liable for the standard rate of stamp duty, above.

However, you may be eligible for the First Home Owners Grant when purchasing a brand new property or building a new home.  Click here to read more about the grants for First Home Buyers in South Australia.

What If I’m Purchasing Vacant Land?

If you’re purchasing vacant residential land in South Australia, you’ll pay the standard rate of duty, above.

What If I’m Purchasing Off-the-Plan?

If you purchased off-the-plan in South Australia between 20 June 2016 and 30 June 2018, you could be eligible for the Off-the-Plan Apartment concession or rebate.

This concession does not apply to contracts entered into on or after 1 July 2018.

You can read more about the off-the-plan concession and rebate on the SA Government website.

Other SA Stamp Duty Exemptions or Concessions

There’s a few other scenarios’ where you could be eligible for an exemption or concession of the SA stamp duty.

The big one is for non-residential non-primary-production land, with the phasing out of stamp duty for qualifying land, commencing 1 July 2016 (i.e. this does NOT apply to residential property).

  • Qualifying land must be non-residential non-primary-production land
  • The abolition of stamp duty on qualifying land is from 1 July 2018.

Other examples where you may be eligible for an exemption:

  • You’re transferring the ownership to a spouse (a few rules apply)
  • Family Law agreements
  • And a few other less common scenario’s. Here’s the link to the list on the government website.

Other Government Fees:

There are many possible fees that you could encounter, depending on the nature of your transaction, however in this article we’ll address only the 3 you’re most likely to encounter during a property transaction.

  • Transfer Registration
  • Mortgage Registration
  • Mortgage Discharge Registration

In the South Australian State Budget each year, the Treasurer will announce changes to the fees.

Transfer Registration (when a ‘transfer of ownership’ is occurring)

When you purchase a property, there is a legal document that transfers the ownership of that property in to your name.

And the transfer of ownership has to be registered, and the State Government charges a fee for managing the register.

In good news for South Australians, the cost of a Transfer Registration isn’t too bad on a national scale.

Transfer Registration Fee in South Australia from 1 July 2020:

Your Purchase PriceTransfer Registration fee
$0 – $5,000$173
$5,001 – $20,000$193
$20,001 – $40,000$212
Over $40,000$212 plus $88 for every $10,000
or part of $10,000 over $40,000

This is not Transfer (stamp) duty, it’s a completely different fee.

Mortgage Registration (when you are borrowing money)

The mortgage gives the bank the right to sell your property if you don’t pay them back.

  • As at 1st July 2020 the Mortgage Registration Fee in South Australia is $173.

The mortgage registration ensures that the mortgage can be viewed by a simple title search.

This therefore prevents you from selling your home and not paying back the lender – because the transfer of ownership wouldn’t be able to happen unless the previous mortgage was discharged.

Mortgage Discharge Registration (when you are refinancing or selling)

This is payable when your existing mortgage is being discharged (released).

  • Mortgage Discharge Registration Fee as at 1st July 2020 is $173.

This is usually payable when you’re refinancing or selling.

However, if you’re purchasing a property, your new lender may prepare a Mortgage Discharge and charge you this fee.  Your solicitor arranging the settlement, will pass on that fee to the seller so that you’re not out of pocket.


If you’d like more information on Stamp Duty in South Australia from the State Government Resources, you can try here:

About SA Transfer Duty

SA Stamp duty concessions and exemptions

SA Fees and Charges and click non-division dealings to find mortgage and transfer fees associated with land transfer registration.

SA Fee Schedules

Not purchasing in South Australia?

Click below and then select your State:

Government Fees on Property Purchases in Australia

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