Stamp Duty · Calculator

Stamp Duty on $800,000 in South Australia (2025-26)

Stamp duty on a $800,000 property in South Australia is estimated at $37,830. Including transfer and mortgage registration fees, upfront government costs are about $46,262. This page breaks down each amount and shows concession scenarios.

Stamp duty in South Australia

South Australia uses a straightforward progressive bracket system with no separate owner-occupier concession — all buyers pay the same rate. SA was the first state to fully abolish stamp duty for first home buyers of new homes: since 6 June 2024, eligible new homes, off-the-plan homes and vacant land to build get a full stamp duty exemption with no value cap.

Policy note: SA is progressively reducing stamp duty barriers. First home buyers get a full stamp duty exemption with no value cap on new homes, off-the-plan homes and vacant land to build (from 6 June 2024) — but established (previously occupied) homes get no first-home stamp duty relief and pay standard rates. The First Home Owner Grant is $15,000 for new homes with no property value cap (removed February 2025). SA has no foreign buyer stamp duty surcharge, making it relatively attractive for international purchasers.

Stamp duty $37,830.00 SA transfer duty on $800,000

Effective rate 4.73%

Total upfront $46,262.00

Transfer fee $8,228.00

Cost Breakdown

Purchase price	$800,000
Stamp duty (SA)	$37,830.00
Transfer registration fee	$8,228.00
Mortgage registration fee	$204.00
Total upfront government costs	$46,262.00
Effective stamp duty rate	4.73%

First Home Buyer Concession

Standard stamp duty	$37,830.00
First home buyer duty	$37,830.00
FHB saving	$0.00

Use our SA First Home Buyer Calculator to check eligibility and get a detailed breakdown.

Compare Nearby Prices in SA

Price	Stamp Duty	Effective Rate
$750,000	$35,080.00	4.68%
$800,000	$37,830.00	4.73%
$850,000	$40,580.00	4.77%

Compare $800,000 Across States

Buying in this price range

The $500,000 to $800,000 range covers established houses in middle suburbs and larger apartments. Many first home buyer concessions phase out in this band — NSW FHB concessions taper between $800,000 and $1,000,000, VIC between $600,000 and $750,000. This is where stamp duty starts to feel substantial: at $700,000 in NSW, duty is approximately $27,000, equivalent to several years of savings for many buyers.

FHB concessions phase out — check your threshold

Several states apply sliding scale concessions in this range. In VIC, the FHB concession phases from full exemption at $600,000 to zero at $750,000. In NSW, concessions apply up to $1,000,000. A property priced $10,000 above a threshold can cost thousands more in duty — negotiate the purchase price with this in mind.

Stamp duty vs higher deposit trade-off

At $700,000, stamp duty in most states is $15,000-$30,000. This is money that cannot go toward your deposit, potentially pushing you into Lenders Mortgage Insurance (LMI) territory. Some lenders allow stamp duty to be capitalised into the loan, but this increases your total interest cost.

Owner-occupier vs investor rates differ

In VIC (PPR concession) and QLD (Home Concession), owner-occupiers pay significantly less duty than investors. On a $700,000 property in QLD, the home concession saves about $7,175. Make sure your conveyancer applies the correct rate.

Typical buyers: Upgraders, young families, first home buyers near capital cities, and established professionals purchasing their second property.

Frequently asked questions

How much is stamp duty on a $800,000 property in SA?

Stamp duty on a $800,000 property in South Australia is $37,830. This represents an effective stamp duty rate of 4.73% of the purchase price. Including transfer and mortgage registration fees, total upfront government costs are $46,262.

What are the total upfront costs on a $800k property in SA?

For a $800,000 property in South Australia, total upfront government costs are approximately $46,262. This includes stamp duty of $37,830, a transfer registration fee of $8,228, and a mortgage registration fee of $204.

Do first home buyers get a discount on $800k in SA?

At $800,000, first home buyer concessions in South Australia do not reduce the stamp duty amount. The concession thresholds are below this price point. Standard stamp duty of $37,830 applies.

How is stamp duty calculated in SA?

South Australia uses a progressive bracket system for stamp duty. The rate increases as the property value rises, similar to income tax brackets. Only the portion of the price within each bracket is taxed at that bracket's rate. Use our interactive SA Stamp Duty Calculator for a detailed breakdown.

Need a detailed calculation?

Our interactive SA Stamp Duty Calculator lets you enter any property value and see a full breakdown of duty, fees, and concessions.

First home buyer? Check your eligibility with the SA First Home Buyer Calculator.

State	Stamp Duty	Effective Rate
NSW	$30,187.00	3.77%
VIC	$43,070.00	5.38%
QLD	$29,025.00	3.63%
SA	$37,830.00	4.73%
WA	$32,316.00	4.04%
TAS	$31,185.00	3.90%
NT	$39,600.00	4.95%
ACT	$25,150.00	3.14%