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This page provides an overview about seniors downsizing stamp duty relief.

Introduction

Stamp duty relief may be available to eligible applicants aged 60 years and over who sell or have sold their eligible principal place of residence and downsize to a replacement property with a smaller land size than their existing home. The relief applies where the replacement property is a newly built home, an off‑the‑plan apartment, or vacant land on which the applicant intends to build their new principal place of residence, for eligible contracts entered into on or after 25 March 2026.

Where all eligibility requirements are met, the amount of stamp duty relief available depends on the dutiable value and type of replacement property (new home, off-the-plan apartment, or vacant land).

Full stamp duty relief may apply where the dutiable value of the replacement property is:

• $2 million or less for a new home or off-the-plan apartment; or
• $1.2 million or less for vacant land.

Partial stamp duty relief may apply where the dutiable value of the replacement property is:

• more than $2 million but less than $2.1 million for a new home or off‑the‑plan apartment; or
• more than $1.2 million but less than $1.3 million for vacant land.

Where partial relief applies, the amount of stamp duty relief is progressively reduced on a proportional basis as the dutiable value of the replacement property increases above the full relief threshold.

Stamp duty relief does not apply where the dutiable value of the replacement property is:

• $2.1 million or more for a new home or off‑the‑plan apartment; or
• $1.3 million or more for vacant land.

You will not be eligible for stamp duty relief if you or your spouse or domestic partner have previously received and retained the seniors downsizing stamp duty relief in South Australia.

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Eligible properties and residence requirements

To be eligible for seniors downsizing stamp duty relief, you must meet the criteria for both the property you are downsizing from (the existing property) and the property you are downsizing to (the replacement property).

Existing property

Existing property means the residential property in South Australia that:

• is owned (whether solely or jointly) by at least one applicant for the seniors downsizing stamp duty relief; and
• has been used by the applicant as their principal place of residence prior to entering into the contract to purchase the replacement property; and
• is intended to be disposed of as part of the applicant’s downsizing arrangement.

The sale of the existing property must occur within 12 months before or after settlement of the replacement property, or 12 months before or after the practical completion (evidenced by a Certificate of Occupancy) of a newly built home or the off-the-plan apartment.

Replacement property

Replacement property means the residential property in South Australia that is purchased by an eligible applicant under a contract entered into on or after 25 March 2026, and which is intended to become the applicant’s principal place of residence.

A replacement property may be:

• a new home 
• an off-the-plan apartment
• vacant land, where the applicant enters into a contract to purchase the land with the intention of constructing a new residential dwelling that will become their principal place of residence.

The land size of the replacement property must be less than the land size of the existing property.

Residence requirement

All applicants must reside in the property they are downsizing to (the replacement home) as their principal place of residence for a continuous period of at least 6 months commencing within:

• 12 months from the date of settlement, for contracts to purchase a new home, or
• 12 months of the date you can lawfully use the home constructed as a place of residence, or 36 months from the settlement date (whichever occurs first) for contracts to purchase vacant land.

If you are unable to meet your 6 month residence requirement because of a change in circumstances, you must contact RevenueSA in writing within 14 days of the change. Penalties may apply if you receive stamp duty relief and are not eligible for it.

Find out more about eligible properties and residence requirements.

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Eligible applicants

Stamp duty relief may be available if each applicant is a natural person and where at least one applicant is:

• 60 years of age or over at the time the eligible contract is entered into for the replacement property.

In addition, at least one of the applicants must be either:

• an Australian citizen or a permanent resident of Australia
• a New Zealand citizen permanently residing in Australia who holds a Special Category visa.

Important: You must include your spouse  or domestic partner's  details on your application as their circumstances may affect your eligibility. This applies even if they are not an applicant and will not own or hold a relevant interest in the home or land.

Find out more about eligible applicants.

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Relief available

The amount of stamp duty relief available depends on the dutiable value and type of replacement property (new home, off-the-plan apartment, or vacant land).

Full stamp duty relief may apply where the dutiable value of the replacement property is:

• $2 million or less for a new home or off-the-plan apartment; or
• $1.2 million or less for vacant land.

Partial stamp duty relief may apply where the dutiable value of the replacement property is:

• more than $2 million but less than $2.1 million for a new home or off‑the‑plan apartment; or
• more than $1.2 million but less than $1.3 million for vacant land.

Stamp duty relief does not apply where the dutiable value of the replacement property is:

• $2.1 million or more for a new home or off‑the‑plan apartment; or
• $1.3 million or more for vacant land.

Important:

When one or more of the applicants are not an Australian citizen, permanent resident of Australia, or New Zealand citizen permanently residing in Australia who holds a Special Category visa, a foreign ownership surcharge will apply. The foreign ownership surcharge is applied at 7% on the interest the foreign person  has in the residential land or home.

Find out more about the stamp duty relief available.

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How to apply

In most cases, the representative managing your property settlement (for example, your conveyancer or solicitor) will lodge the stamp duty relief application for you, but you can lodge your application by yourself through RevenueSA.  You should only apply directly to us if a representative is not lodging the stamp duty relief application on your behalf.

You will need to provide supporting documentation for both yourself and your spouse or domestic partner, even if they are not an applicant for stamp duty relief.

Find out more about how you can apply.

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Glossary

For explanations of any terms used, please visit our glossary page.

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Legislation

Stamp duty in South Australia is administered under the following legislation:

• Stamp Duties Act 1923
• Stamp Duties Regulations 2013
• Taxation Administration Act 1996
• Taxation Administration Regulations 2017

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