South Australia: stamp duty, FHB & settlement cash

Worked example: $500k FHB established (no SA duty concession)

First-home owner-occupier, established dwelling, 20% deposit. South Australia does not concession established homes for FHB. The engine charges the standard table and notes that explicitly.

Property value

$500,000

Stamp duty

$21,330

Government fees

$890

Funds to complete (20%)

$122,220

SA FHB: established homes have no stamp duty concession

Established = full duty, even if FHB

RevenueSA first-home stamp duty relief in this engine is a full exemption for new builds and vacant land, with no modelled price cap. Established homes pay standard transfer duty. Ticking First home buyer does not change that established bill.

Buyers moving from NSW or QLD often assume an $800k established exemption exists in Adelaide. It does not, in this model.

New / vacant land is the concession path

If the contract is a new home or vacant land and you are an eligible FHB, the engine returns $0 duty. Confirm RevenueSA eligibility (prior ownership, occupancy) before you spend that $0 in a bid ceiling.

FHOG is modelled at $15,000 for new homes ≤ $650,000. Established: grant = $0. A new-build can stack grant plus duty exemption; an established purchase stacks neither in the engine.

Scheme cap is not a duty exemption

5% Scheme: $900,000 metro, $500,000 regional. Clearing the Scheme cap on an established $520,000 home still leaves full SA duty on the worksheet.

Standard SA rates in the engine go to 5.5% above $500,000 ($21,330 + 5.5% of the excess).

SA traps

If the property is established, fund the full duty line first. Then decide deposit percent. Do not reverse that order because “we’re first-home buyers.”

• Expecting NSW-style established FHB duty off
• Using FHB Yes as a substitute for switching New / vacant land
• Regional Scheme $500k cap on a metro Adelaide bid