First Home Buyer Guide South Australia: Grants, Stamp Duty & Schemes (2026)

Key takeaways

SA charges first home buyers no stamp duty on a new home, an off-the-plan apartment or vacant land to build, with no price cap, for contracts from 6 June 2024. It also pays a First Home Owner Grant of up to $15,000 on new homes, with no value cap.
There's no first home duty relief on an established home: a $600,000 established home costs $26,830 in stamp duty.
So on a new $750,000 home a first home buyer pays no duty ($35,080 saved) and can claim the grant on top.
Federal schemes work in SA. The 5% Deposit Scheme has had no income test or limit on places since 1 October 2025; its price cap is $900,000 in Greater Adelaide and $500,000 elsewhere.
HomeStart's Shared Equity Option is SA's own shared equity loan. HomeSeeker SA is something else: the SA Government's listing of affordable homes for eligible buyers.
Since 13 February 2025 any previous interest in residential property rules you out of the duty relief, so check your history before you count on it.

In this guide9 sections

In South Australia the first call in a buying plan is new or established. Buy new, off the plan or land to build on and an eligible first home buyer pays no stamp duty and can claim the grant; buy established and neither applies.

Verify with RevenueSA before relying on these figures

Grant amounts and eligibility criteria change. Always verify current details with RevenueSA or a licensed mortgage broker before signing a contract.

Stamp duty: no duty on a new home or land

South Australia charges an eligible first home buyer no stamp duty on a new home, an off-the-plan apartment or vacant land to build a home, with no value cap, for contracts from 6 June 2024. There's no first home relief on an established home.

Stamp duty for an eligible SA first home buyer on a new home, an off-the-plan apartment or vacant land to build, at any value.

RevenueSA · contracts from 6 June 2024 · established homes excluded

Since 13 February 2025 any previous interest in residential property rules you out
The relief doesn’t cover the foreign ownership surcharge
From 15 June 2023 to 5 June 2024 the relief had caps: a new home was duty free to $650,000 (partial to $700,000) and land to $400,000 (partial to $450,000)

On an established home everyone pays the same scale. Stamp duty (called “conveyance duty” in SA) is worked out on a sliding scale:

Property value	Duty rate
$0 to $12,000	$1.00 per $100
$12,001 to $30,000	$120 + $2.00 per $100 over $12,000
$30,001 to $50,000	$480 + $3.00 per $100 over $30,000
$50,001 to $100,000	$1,080 + $3.50 per $100 over $50,000
$100,001 to $200,000	$2,830 + $4.00 per $100 over $100,000
$200,001 to $250,000	$6,830 + $4.25 per $100 over $200,000
$250,001 to $300,000	$8,955 + $4.75 per $100 over $250,000
$300,001 to $500,000	$11,330 + $5.00 per $100 over $300,000
Over $500,000	$21,330 + $5.50 per $100 over $500,000

On a $600,000 established home, SA stamp duty is $26,830; a first home buyer of a new home at the same price pays $0. Use our Stamp Duty Calculator and choose new or established for your exact figure. Rules checked against RevenueSA on 14 October 2026.

First Home Owner Grant, South Australia

South Australia pays a First Home Owner Grant of up to $15,000 to eligible first home buyers buying or building a new home. The grant is administered by RevenueSA.

Up to $15,000

The SA First Home Owner Grant on a new home, with no value cap for contracts from 6 June 2024.

Established homes and vacant land alone do not qualify

The grant applies to new homes only. A “new home” includes:

A newly built home that has not been previously occupied or sold as a place of residence, including off-the-plan
A home built under a building contract, or by you as an owner-builder
Substantially renovated homes in some circumstances (check with RevenueSA)

For contracts from 6 June 2024 there is no value cap. Contracts from 15 June 2023 to 5 June 2024 had a $650,000 cap, and earlier contracts $575,000.

The grant is generally paid at settlement for off-the-plan or completed new homes, or at the first progress payment for construction loans. Your lender can often apply on your behalf as an approved agent.

Federal government schemes

First home buyers in SA can also access federal schemes through Housing Australia.

5% Deposit Scheme (First Home Guarantee)

5% Deposit Scheme (the expanded First Home Guarantee): buy with a 5% deposit and no LMI. Since 1 October 2025 there’s no income test and no limit on places. The price cap is $900,000 in Greater Adelaide and $500,000 in the rest of South Australia. See our 5% Deposit Scheme guide.
Single parents and legal guardians (Family Home Guarantee): a 2% deposit, the same price caps and no income test. You don’t have to be a first home buyer, but any other home you own must be sold within 4 weeks of settling.
Regional First Home Buyer Guarantee: closed. No new guarantees have been issued since 1 October 2025; regional buyers use the 5% Deposit Scheme at their area’s price cap.

First Home Super Saver scheme (FHSS)

First Home Super Saver scheme (FHSS): save part of your deposit in super with voluntary contributions, up to $15,000 a year and $50,000 in total per person, then withdraw 85% of before-tax contributions and all after-tax ones, plus deemed earnings (7.51% a year for October–December 2026). Salary sacrifice is taxed at 15% going in, and the release at your marginal rate less a 30% offset. There’s no price cap, and it combines with the other schemes. See the FHSS guide or run your numbers in the FHSS calculator.

Help to Buy (shared equity)

Help to Buy (shared equity): the government contributes up to 40% of a new home or 30% of an existing one, with a 2% minimum deposit and no LMI. For 2026–27 the income limits are $103,000 (single) and $165,000 (joint or single parent). The price cap is $900,000 in Adelaide and $500,000 elsewhere in the state. It can’t be combined with the 5% Deposit Scheme. See Help to Buy guide.

Shared equity and affordable homes in SA

HomeStart Finance, the SA Government’s lender, offers a Shared Equity Option with a HomeStart home loan. It lends 5% to 25% of the price, for households with net income up to $120,000 after tax, on homes up to $750,000 in metropolitan Adelaide and some regional centres. HomeStart takes a share of the home that matches what it lends, charges no interest on it, and shares in the gain or loss when you sell. You can’t combine it with Help to Buy.

HomeSeeker SA is a different thing: the SA Government’s sales listing of affordable homes, open only to buyers who meet its income and asset limits and will live in the home. It can be a way into a cheaper home, not a source of equity.

Off-the-plan apartments

An off-the-plan apartment counts as a new home, so an eligible first home buyer pays no stamp duty on it at any price and can claim the grant. Duty is assessed on the contract, so check with your conveyancer how the value is worked out for your purchase. SA has run off-the-plan concessions for all buyers in the past; ask RevenueSA whether one applies to your contract date before counting on it.

Who is eligible for the SA FHOG?

To be eligible, all applicants must:

Be an Australian citizen or permanent resident
Be 18 years or older
Have never previously owned residential property in Australia used as a place of residence
Occupy the property as a principal place of residence for at least 6 continuous months, starting within 12 months of settlement or construction completion
Buy or build a new home (no value cap for contracts from 6 June 2024)

All parties must satisfy the criteria, unless they are a spouse or de facto partner of an eligible applicant.

Step-by-step, buying your first home in SA

Calculate your budget. Use a borrowing power calculator. Account for stamp duty on an established home, legal fees ($1,500 to $2,500), building inspections, and moving costs on top of the deposit.
Check eligibility for grants and schemes. Confirm eligibility for the grant (up to $15,000 on a new home, no value cap), no stamp duty on a new home or land to build, the 5% Deposit Scheme (5% deposit, no LMI), and the FHSS. A broker can assess the right combination.
Get pre-approval. Conditional pre-approval gives you a clear budget and shows sellers you're serious.
Search for properties. A new build, house-and-land package or off-the-plan apartment gets you the grant and no stamp duty at any price. An established home means full duty, but you can still use the 5% Deposit Scheme.
Arrange conveyancing. Engage an SA-licensed conveyancer or solicitor to review the contract, do title searches, and manage settlement.
Apply for the FHOG and duty relief. Apply through your lender (approved agent) or directly with RevenueSA before settlement; your conveyancer claims the duty relief.
Settlement. Your conveyancer manages settlement; the FHOG is typically received at settlement and applied to purchase costs.

Resources and contacts

RevenueSA, FHOG and stamp duty relief: revenuesa.sa.gov.au
Consumer and Business Services SA, property and conveyancing info: cbs.sa.gov.au
HomeStart Finance, Shared Equity Option: homestart.com.au
HomeSeeker SA, affordable homes for eligible buyers: homeseeker.sa.gov.au
Housing Australia, First Home Guarantee and federal schemes: housingaustralia.gov.au
PlanSA, planning and development: plan.sa.gov.au

Next step

Make a first home plan

Your next three steps for your state, with the grant, stamp duty and federal scheme checks in order, and a checklist before you start looking.

Make a first home plan Stamp duty calculator Borrowing power calculator

Common questions

Does SA have a stamp duty exemption for first home buyers?

Yes, on a new home, an off-the-plan apartment or vacant land to build a home: an eligible first home buyer pays no stamp duty, with no price cap, for contracts from 6 June 2024 (RevenueSA). There is no relief on an established home, where you pay the full rate, $26,830 on a $600,000 home. Since 13 February 2025 any previous interest in residential property rules you out, and the relief doesn't cover the foreign ownership surcharge.

What's the price cap for the SA FHOG?

There isn't one for contracts from 6 June 2024. The grant of up to $15,000 applies to a new home, an off-the-plan home, a substantially renovated home or a building contract at any value. Contracts from 15 June 2023 to 5 June 2024 had a $650,000 cap.

Is the SA FHOG available on established homes?

No. The grant only applies to new homes (never previously occupied or sold as a residence), off-the-plan homes, owner-builder and building contracts, and some substantially renovated dwellings. It isn't paid on vacant land alone. If you buy an established home in SA, no grant applies and you pay full stamp duty.

Does SA have a shared equity scheme?

Yes. HomeStart's Shared Equity Option is an extra loan taken with a HomeStart home loan: HomeStart lends 5% to 25% of the price, interest free, for a matching share of the home, for households with net income up to $120,000 after tax, on homes up to $750,000. HomeStart shares in the gain or loss when you sell. You can't use it together with the federal Help to Buy scheme. HomeSeeker SA is a different thing: the SA Government's listing of affordable homes for buyers who meet its income and asset limits.

What's the cooling-off period in SA?

2 clear business days from the date you receive a copy of the contract. There's no cooling-off period at auction. The cooling-off period in SA is shorter than NSW (5 days) or QLD (5 days), so move fast on contract review.

Can I combine the FHOG with the federal First Home Guarantee?

Yes. With no cap on the grant or on the duty relief for a new home, the cap to watch is the 5% Deposit Scheme's: $900,000 in Greater Adelaide and $500,000 elsewhere. Adding the First Home Super Saver Scheme lets eligible buyers stack the federal scheme, the state grant, no stamp duty and a tax-advantaged super deposit.