First home buyers · South Australia
First home buyers in South Australia
South Australia is generous to first home buyers who buy new and gives nothing on duty to those who buy established. That single choice can be worth more than the deposit itself.
On this page
What’s different in SA
South Australia’s first home buyer stamp duty relief removes duty entirely, at any price, on a new home, an off-the-plan apartment or vacant land you will build your first home on. It isn’t means tested and has no value cap. The $15,000 First Home Owner Grant applies to new homes, also without a price cap.
The other side is just as important. Not available for established homes, knock-down rebuilds, investment properties or holiday homes. A first home buyer paying $600,000 for an established home pays the same duty as anyone else: $26,830 at that price.
South Australia’s transfer registration fee also rises steeply with the price, so government costs on an established home are a large part of the cash you need at settlement.
Who qualifies
First home buyer stamp duty relief
- Full relief at any value for a new home (incl. substantially renovated, bought from a GST-registered builder/developer), an off-the-plan apartment, or vacant land to build your first home (incl. house-and-land packages).
- Not available for established homes, knock-down rebuilds, investment properties or holiday homes.
- Applicants are natural persons 18+; at least one an Australian citizen, permanent resident or NZ citizen on a special category visa. No applicant or partner has ever held an interest in Australian residential property (contracts from 13 Feb 2025). Not means tested.
- Live in the home for 6 continuous months starting within 12 months of settlement (vacant land: within 12 months of the home being usable or 36 months from settlement).
- The relief does not reduce the foreign ownership surcharge.
First Home Owner Grant
- Up to $15,000 (or the price if less) for buying or building a new home, an off-the-plan apartment or a substantially renovated home. Not for established homes or vacant land alone.
- No property value cap for contracts from 6 June 2024.
- Same citizen/permanent resident, never-owned and 6-month residence rules as the stamp duty relief. Apply separately.
Citizens, permanent residents and visa holders
Most first home schemes need at least one buyer who is an Australian citizen or permanent resident. Here is how South Australia treats each group. The visa guides go into detail.
| Buyer | Duty concession | First home grant | Foreign buyer surcharge |
|---|---|---|---|
| Australian citizen | Yes | Yes | No |
| Permanent resident | Confirm | Confirm | Confirm |
| New Zealand citizen (444) | Confirm | Confirm | Confirm |
| Temporary visa holder | Confirm | Confirm | Confirm |
Stamp duty calculator for SA
Set to a first home buyer who will live in the home. Change the price and property type to see the concession and grant for your purchase.
Estimated stamp duty
$29,580
- Transfer dutyStamp duty on conveyances (residential and primary production land)
- $29,580
- Mortgage registration fee
- $204
- Transfer registration fee
- $6,653
- Total government costs
- $36,437
Notes for this purchase (2)
- No first home buyer duty concession for established property in South Australia.
- First Home Owner Grant: not eligible (established homes are not eligible).
A 60-minute consultation with Sulav Adhikari, by phone or video. We check these numbers against real lender policy.
Checked against RevenueSA on (2026-27 rules)
Assumptions
- The price you enter is treated as the dutiable value (the higher of the price and the market value).
- Every buyer is in the same residency group and buys the whole property. Mixed purchases (for example one foreign co-buyer) are worked out differently; use the revenue office calculator.
- Concessions and grants assume you meet all their conditions, including living in the home for the required time.
- Government fees are the land titles office registration fees for one transfer and one mortgage. Conveyancing, inspections and lender fees are not included.
- Your conveyancer or solicitor confirms the duty payable before settlement.
Estimates only, not a quote or credit approval. Important information about our calculators.
More options, including investors and foreign buyers: SA stamp duty calculator.
Worked examples at three prices
| Item | Unit (established) | House (new) | Apartment (off the plan) |
|---|---|---|---|
| Price | $600,000 | $650,000 | $900,000 |
| Duty before concession | $26,830 | $29,580 | $43,330 |
| First home concession | None | −$29,580 | −$43,330 |
| Duty payable | $26,830 | $0 | $0 |
| Registration fees | $6,332.00 | $6,857.00 | $9,482.00 |
| Government costs | $33,162.00 | $6,857.00 | $9,482.00 |
| First Home Owner Grant | Not eligible | $15,000 | $15,000 |
| Under 5% scheme cap | Yes | Yes | Yes |
| 5% deposit | $30,000 | $32,500 | $45,000 |
- First home buyer, owner-occupier, at least one buyer an Australian citizen or permanent resident, buying with a loan.
- 5% Deposit Scheme cap check uses the Adelaide cap; confirm your postcode with the official tool.
- Calculated from RevenueSA rules checked on 26 October 2026. Excludes conveyancing, inspections, lender fees and LMI.
The established unit pays full duty plus registration fees. The new house and the off-the-plan apartment pay no duty at all, whatever the price, and both qualify for the $15,000 grant. The registration fees remain, and they grow with the price.
For the 5% Deposit Scheme the cap is $900,000 in Adelaide and $500,000 in the rest of South Australia.
5% Deposit Scheme and Help to Buy in SA
South Australia’s regional cap for the 5% Deposit Scheme is $500,000, the lowest regional cap of any state. Because new homes get full duty relief at any price, an Adelaide buyer of a new home can combine no duty, the grant and a 5% deposit up to the $900,000 cap.
| Area | 5% Deposit Scheme | Help to Buy |
|---|---|---|
| Adelaide | $900,000 | $900,000 |
| Rest of SA | $500,000 | $500,000 |
Eligibility for both schemes, and the First Home Super Saver Scheme, is set out on our first home buyers overview.
New or established: what counts in South Australia
- Full relief at any value for a new home (incl. substantially renovated, bought from a GST-registered builder/developer), an off-the-plan apartment, or vacant land to build your first home (incl. house-and-land packages).
- Not available for established homes, knock-down rebuilds, investment properties or holiday homes.
The relief covers a new home, including a substantially renovated one, bought from a GST-registered builder or developer. If someone has already lived in a recently built home, ask your conveyancer whether it still counts before you sign. House-and-land packages count, because the relief covers vacant land you will build your first home on.
Seniors have their own downsizing relief in South Australia; it doesn’t apply to first home buyers.
How and when to apply in SA
Step 1: Confirm the property qualifies
Relief depends on the property being new, off the plan or vacant land for your first home. Get this in writing from the developer or builder.Step 2: Check every applicant's history
No applicant or partner can ever have held an interest in Australian residential property, and at least one must be a citizen, permanent resident or New Zealand citizen on a special category visa.Step 3: Relief is claimed with the duty
Your conveyancer claims the relief when the stamp duty is assessed. Make sure they know before the contract is lodged.Step 4: Apply for the grant separately
The $15,000 grant is a separate application, often lodged through your lender, or directly with RevenueSA.Step 5: Move in
Live in the home for 6 continuous months starting within 12 months of settlement (vacant land: within 12 months of the home being usable or 36 months from settlement).
For the general buying process, see first home loans.
Documents to have ready
- Passport, and proof of citizenship, permanent residence or New Zealand citizenship
- Payslips and an employment letter, or tax returns if self-employed
- Bank statements showing savings and the deposit
- Contract of sale, or land and building contracts for a house-and-land package
- Confirmation from the builder or developer that the home is new
Lender requirements differ; this is a typical list, not a government rule.
Common mistakes in SA
Assuming all first homes get relief
Established homes get no first home relief in South Australia. Price the duty before you choose.Buying a lived-in 'new' home
A recently built home that has already been occupied may not count as new. Check how it is classified.Forgetting the partner rule
If your partner has ever held an interest in Australian residential property, the relief doesn't apply.Overlooking the surcharge
Relief doesn't reduce the foreign ownership surcharge for buyers who are foreign persons.
First home buyer questions in SA
Do first home buyers pay stamp duty in South Australia?
Not on a new home, off-the-plan apartment or vacant land for a first home, at any price, if you meet the conditions. On an established home, yes, at the normal rates.
Is there a price cap on South Australia's first home relief?
No. The relief applies regardless of the property value, for eligible new homes, off-the-plan apartments and land.
How much is the South Australian First Home Owner Grant?
Up to $15,000 for a new home, an off-the-plan apartment or a substantially renovated home, with no price cap. It isn't available for established homes or vacant land alone.
Do foreign buyers pay extra in South Australia?
Yes. The foreign ownership surcharge is 7% of the value, on top of normal duty, and first home relief doesn't reduce it. It is refunded if the buyer stops being a foreign person within 12 months of buying.
Does a house-and-land package get the South Australian relief?
Yes, if you meet the other conditions: the relief covers vacant land to build your first home, including house-and-land packages. Rules checked 26 October 2026.
Check your first home numbers with Sulav
We work out which concession and grant apply to you, what you can borrow and how much cash you need at settlement.
First home buyer guides for other states
Sources
Every rule and figure on this page comes from these official sources. Dates show when we last checked each one.
- First home buyer stamp duty relief
- First home buyer stamp duty relief (eligible properties)
- First home buyer stamp duty relief (eligible applicants)
- First home buyer stamp duty relief (legislation)
- First Home Owner Grant
- First Home Owner Grant (eligible properties)
- First Home Owner Grant (grant details)
- Seniors downsizing stamp duty relief
- Foreign ownership surcharge
- Foreign ownership surcharge (foreign person)
- Stamp duty on conveyances (residential and primary production land)
- Stamp duty on conveyances (residential and primary production land) (official calculator)
- Land Services SA fees
- Land Services SA fees (fees)
- Land Services SA fees (fees)
- 5% Deposit Scheme property price caps
- Australian government 5 percent deposit scheme
- 69409
- 69410
- Uncapped 5 cent deposits available first home buyers today
- Help to Buy scheme
- Help buy property price caps
- Htb thresholds
- First Home Super Saver Scheme
- Foreign ownership surcharge: foreign person
- First home buyer relief: eligible applicants
- First Home Owner Grant: eligible applicants
- Foreign ownership surcharge FAQs