Stamp Duty · Calculator

Stamp Duty on $850,000 in South Australia (2025-26)

Stamp duty on a $850,000 property in South Australia is estimated at $40,580. Including transfer and mortgage registration fees, upfront government costs are about $49,537. 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 $40,580.00 SA transfer duty on $850,000

Effective rate 4.77%

Total upfront $49,537.00

Transfer fee $8,753.00

Cost Breakdown

Purchase price	$850,000
Stamp duty (SA)	$40,580.00
Transfer registration fee	$8,753.00
Mortgage registration fee	$204.00
Total upfront government costs	$49,537.00
Effective stamp duty rate	4.77%

First Home Buyer Concession

Standard stamp duty	$40,580.00
First home buyer duty	$40,580.00
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
$800,000	$37,830.00	4.73%
$850,000	$40,580.00	4.77%
$900,000	$43,330.00	4.81%

Compare $850,000 Across States

Buying in this price range

Between $800,000 and $1.3 million, stamp duty becomes a major transaction cost — typically $30,000 to $60,000 depending on the state. First home buyer concessions are largely exhausted at this level (except NSW, which extends to $1 million, and eligible ACT first home buyers, who pay no duty at all under the Home Buyer Concession Scheme). At this price, the choice of state has a significant financial impact for buyers not eligible for a concession: standard duty on a $1 million property is about $34,000 in the ACT (owner-occupier rate) versus about $39,000 in NSW.

State comparison matters more

On a $1 million property, standard stamp duty ranges from approximately $34,000 (ACT, owner-occupier rate) to $39,000 (NSW). If you are choosing between locations near a state border (e.g., Canberra vs Queanbeyan, Gold Coast vs Tweed Heads), the stamp duty difference can be significant.

Budget for total transaction costs

Stamp duty is the largest government cost, but add conveyancing ($1,500-$3,000), building and pest inspection ($500-$800), and loan establishment fees. On a $1 million purchase, total transaction costs including stamp duty can reach $50,000-$70,000.

Foreign buyer surcharges escalate

At $1 million, foreign buyer surcharges in NSW (9%), VIC (8%), and QLD (8%) add $80,000–$90,000 on top of standard duty. This makes the total duty for a foreign buyer over $120,000 in most eastern states.

Typical buyers: Established professionals upgrading, families in inner suburbs, investors purchasing houses, and interstate movers comparing markets.

Frequently asked questions

How much is stamp duty on a $850,000 property in SA?

Stamp duty on a $850,000 property in South Australia is $40,580. This represents an effective stamp duty rate of 4.77% of the purchase price. Including transfer and mortgage registration fees, total upfront government costs are $49,537.

What are the total upfront costs on a $850k property in SA?

For a $850,000 property in South Australia, total upfront government costs are approximately $49,537. This includes stamp duty of $40,580, a transfer registration fee of $8,753, and a mortgage registration fee of $204.

Do first home buyers get a discount on $850k in SA?

At $850,000, 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 $40,580 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	$32,437.00	3.82%
VIC	$46,070.00	5.42%
QLD	$31,275.00	3.68%
SA	$40,580.00	4.77%
WA	$34,891.00	4.10%
TAS	$33,435.00	3.93%
NT	$42,075.00	4.95%
ACT	$28,100.00	3.31%