If you own or are planning to buy property in South Australia you may be liable for certain state taxes and levies. These are:
- Stamp Duty
- Land Tax
- Emergency Services Levy
There are also grants and concessions available if you are purchasing or building a new home or an off-the-plan apartment.
- Housing Construction Grant
- Off-the-plan Stamp Duty Concession
The largest state taxation liability when purchasing a home is stamp duty, which is incurred on the transfer of the property. The amount of stamp duty you are required to pay is assessed on the purchase price, or the market value of the property at the date of settlement, whichever is the greater.
Stamp duty must be paid in order for you to be registered as the owner on the Certificate of Title for the property with the Land Services Group.
The Stamp Duty on Conveyances Calculator can assist you in estimating the amount of stamp duty payable.
For more information on stamp duty please see the Stamp Duty on Transfer of Real Property (Land) page or contact our stamp duty call centre on 08 8226 3750 or by email.
If you are purchasing or building a new home or purchasing an apartment off-the-plan please see the relevant section below.
Land tax is an annual tax which applies to all properties in South Australia, however there are tax-free thresholds and exemptions which exclude a number of properties from the tax.
If you are purchasing a vacant piece of land, or a property that was an investment property for the previous owner, you may be required to pay an amount of land tax at the time of settlement. Generally properties that are resided in by the owner as their principal place of residence are exempt from land tax. Any adjustment of land tax payable will be made by the conveyancer engaged to transfer the property.
If you are required to pay an amount of land tax at settlement, you can apply to RevenueSA for a refund of the amount paid, assuming the property becomes your principal place of residence and all legislative requirements are met. To apply for a refund, you need to complete an Application for Refund of Land Tax paid at Property Settlement Form.
If you are building your first home, and construction is still occurring on 30 June (the date land tax is calculated on), you may find you are liable to land tax. If so, you can apply for an exemption, as long as you move into the property as your principal place of residence before the following 30 June. To apply for an exemption, you need to complete an Application for Residential Exemption Application Form.
For more information on land tax please see the land tax pages or contact our land tax call centre on 08 8204 9870 or by email.
Emergency Services Levy
The Emergency Services Levy is applied each financial year to properties in South Australia. The money raised through this levy is allocated to fund essential emergency services.
As with land tax, if you are purchasing a property you may be required to pay a proportion of the levy at settlement, as you would for council or water rates. Each year, as the owner of the property, you will be required to pay the levy, which is calculated on the property's value, use and region.
For more information on the emergency services levy please see the emergency services levy pages or contact our emergency services levy call centre on 1300 366 150 or by email.
Housing Construction Grant (HCG)
If you are purchasing or building a new home, you may be eligible for a HCG of up to $8500. This grant is in addition to the FHOG.
The HCG applies to contracts entered into between 15 October 2012 and 30 June 2013, or in the case of owner builders, where construction commenced between 15 October 2012 and 30 June 2013. A property value cap of $450 000 applies.
Submit your Housing Construction Grant Application to RevenueSA or an Approved Agent together with supporting documentation. Applications must be received within 12 months of the completion of the eligible transaction. A separate application is required for each eligible transaction.
You can complete and lodge the application form with the financial institution providing your finance as part of buying or building your home, if they are an Approved Agent.
PLEASE NOTE: Functionality for Approved Agents to process is currently being developed, therefore any application made to an Approved Agent will be forwarded to RevenueSA for processing.
*New Home means a home that has not been previously occupied or sold as a place of residence and includes a substantially renovated home.
Off-the-plan Stamp Duty Concession (OTP)
If you are purchasing a new or substantially refurbished apartment:
- within the area of the Corporation of the City of Adelaide;
- on any land within the area where the Bowden Redevelopment project (Bowden Village); or
- on any land located within the area known as 45 Park, Gilberton;
you may be eligible for an OTP stamp duty concession of up to $21 330 (capped at stamp duty payable on a $500 000 apartment), if your contract to purchase was entered into between 31 May 2012 and 30 June 2014. This concession is in addition to the FHOG.
If eligible, no stamp duty will be payable where the apartment has a market value of $500 000 or less. Where an apartment purchased has a market value greater than $500 000, you will be entitled to a stamp duty concession of $21 330. A calculator is available to determine the stamp duty payable and concession that could be applicable.
A partial concession will be available for contracts entered into between 1 July 2014 and 30 June 2016.
This page was last reviewed 22 January, 2013