If you own or are planning to buy property in South Australia you may be liable for certain state taxes and levies. These are:
There are also grants and concessions available if you are purchasing or building a new home or an off-the-plan apartment.
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.
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.
If you are 60 or more years of age and purchasing or building a new home* to reside in, you may be eligible for a once-off Seniors Housing Grant (SHG) of up to $8500. For first home owners, the SHG is not available in addition to the First Home Owner Grant.
The SHG applies to a contract (eligible transaction) entered into between 1 July 2014 and 30 June 2016, or in the case of an owner builder, where construction commences between 1 July 2014 and 30 June 2016. A property value cap of $450 000 applies.
At least one applicant for the SHG must be aged 60 years or over and occupy the home as their principal place of residence for a continuous period of at least six months, commencing within 12 months after the completion of the eligible transaction.
An applicant is ineligible to receive the SHG if the applicant or their spouse/domestic partner has previously received and retained a SHG.
Only one SHG is payable in relation to a particular new home. That is, where the SHG has been approved and paid in relation to a property, no further SHG can be paid in relation to that property, unless the previously paid SHG has been repaid.
You can submit your Seniors Housing Grant Application to RevenueSA or the Approved Agent providing your finance, together with the necessary supporting documentation. Applications must be received within 12 months of the completion of the eligible transaction.
*New Home means a home that has not been previously occupied or sold as a place of residence and includes a substantially renovated home.
If you are purchasing a new or substantially refurbished apartment 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 2017. This concession is in addition to the FHOG.
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 2017.