About this calculator
South Australia charges conveyance duty on a nine-band table published by RevenueSA: on an $800,000 home the duty is $37,830, and above $500,000 the marginal rate is a flat $5.50 per $100. This calculator applies that table exactly, then layers your loan repayment, offset account and LMI on top.
First home buyers need to know one thing above all: since 6 June 2024, South Australia has abolished stamp duty entirely for eligible first-home buyers of new homes — new builds, off-the-plan apartments and vacant land to build on — with no price cap. Established homes get no relief at all and pay the full table. Tick "first home buyer" and "brand-new home" together and the duty line drops to $0; the separate First Home Owner Grant adds a further $15,000 cash for new homes, also uncapped.
How to use it
- Enter the property price and your deposit — the difference, plus any LMI, is the loan amount.
- Add the interest rate and loan term (30 years is the Australian standard).
- If you will keep savings in an offset account, enter the average balance — you will see the interest it saves and how much sooner the loan ends.
- Tick "first home buyer" if it applies: the stamp duty below then uses your state's first-home concessions.
- Read the monthly repayment, the stamp duty and the real payoff time with your offset.
The formula
M is the monthly repayment, P the loan amount, r the monthly rate and n the number of payments. An offset account does not change the repayment; it reduces the balance on which interest is charged, so more of each repayment becomes principal and the loan ends sooner. Stamp duty is charged by the state on the purchase price using that state's banded table.
Worked example
An $800,000 Adelaide home with a $160,000 deposit leaves a $640,000 loan. At 6.00% over 30 years the repayment is $3,837 a month and SA stamp duty is $37,830. If the same budget buys a brand-new home and you are a first home buyer, the duty is $0 and the $15,000 First Home Owner Grant applies on top. Keep $50,000 in an offset account and the loan ends in 25 years 7 months, saving about $204,666 in interest.
Sources: RevenueSA conveyance duty table and first-home-buyer relief (full abolition for new homes on contracts from 6 June 2024, no value cap); SA First Home Owner Grant $15,000 for new homes. Last updated: October 2026.
Frequently asked questions
How much is stamp duty on an $800,000 home in South Australia?
Using the RevenueSA table: $21,330 plus $5.50 per $100 over $500,000 gives $37,830 on an $800,000 home. A first home buyer purchasing a brand-new home pays $0 — SA abolished the duty for new homes from 6 June 2024, with no value cap — but a first home buyer of an established home pays the full $37,830.
Do South Australian first home buyers pay stamp duty?
Only on established homes. For contracts from 6 June 2024, eligible first-home buyers pay no duty on a new home, an off-the-plan apartment, or vacant land they will build their principal place of residence on, regardless of price. You must live in the home for at least 6 continuous months starting within 12 months of settlement.
How much is the SA First Home Owner Grant?
$15,000 for new homes, with no property value cap for contracts signed on or after 6 June 2024. It is one grant per transaction, cannot exceed the purchase consideration, and is not available for established homes or for vacant land until a building contract is in place.
Does SA offer a first-home duty concession on established homes like other states?
No. South Australia deliberately put its assistance into new supply: full duty relief plus the $15,000 grant for new homes, and nothing on duty for established homes. That makes the new-versus-established decision worth tens of thousands of dollars in SA — on an $800,000 purchase the difference is the entire $37,830 of duty.
What formula does this home loan calculator — south australia calculator use?
M = P × r(1 + r)^n ÷ ((1 + r)^n − 1), interest charged on (balance − offset) M is the monthly repayment, P the loan amount, r the monthly rate and n the number of payments. An offset account does not change the repayment; it reduces the balance on which interest is charged, so more of each repayment becomes principal and the loan ends sooner. Stamp duty is charged by the state on the purchase price using that state's banded table. The worked example on this page applies the formula step by step with real numbers, so you can verify the result by hand.