Tool 05

All-In SA Cost Calculator

SA stamp duty (RevenueSA brackets), Land Titles Office (LTO) transfer registration, Form 1 search, conveyancer, building inspection, pest report, every cent. Includes the SA first home owner concession and Lenders Mortgage Insurance calculation.

Purchase Details
A house-and-land package usually splits into a land contract plus a building contract. You pay stamp duty on the land only, but you also carry loan repayments right through the build. This tool shows both sides.
First home buyers under $700k get a stamp duty concession (a discount or waiver). The tool applies it automatically when eligible.
Enter your total cash savings. The tool takes the buying costs out first and shows what's left as your deposit. Lenders Mortgage Insurance, if any, is added to the loan, not paid from your savings.
What's included
  • SA stamp duty: RevenueSA 2024 brackets
  • LTO fees: Lands Titles Office, the SA Government registry that records who owns the property and any mortgage
  • Form 1 vendor search: statutory disclosure fee
  • Conveyancer fees: what's a conveyancer?
  • Building + pest inspections
  • Bank valuation
  • LMI: Lenders Mortgage Insurance, charged when your deposit is under 20%
  • Removalists & connections: estimate
  • House & land holding cost: land + construction loan interest carried through the build

Enter your details to see a complete cost breakdown

Frequently asked questions

What does the 'true cost' include?

SA stamp duty (RevenueSA brackets, with the FHB concession auto-applied if eligible), Land Titles Office transfer + mortgage registration fees, conveyancer fees (low / mid / high estimates from current Adelaide rates), pre-purchase building inspection, pest inspection, and council search.

How does the first home buyer concession work?

For eligible SA first home buyers, stamp duty is waived on properties up to $650,000 (with a phase-out up to $700,000). The tool auto-applies the concession when you tick the FHB box and the property is under the threshold. Full eligibility rules are in our FHOG glossary entry.

Are the conveyancer and inspection costs guaranteed?

No, they're benchmark ranges from current Adelaide service providers. Actual quotes will vary. Use the tool to budget; get formal quotes before committing.

What's NOT included?

Loan establishment/application fees, ongoing council rates and strata levies, building and contents insurance, and utility connection beyond the moving estimate. The deposit itself isn't a cost, it's equity you keep. LMI and removalists ARE included in the breakdown above; enter your total savings and the tool works out the deposit that's left after costs.

How much does a house-and-land package really cost while it's being built?

With a split contract you pay stamp duty on the land only, which is the saving people talk about. But you settle the land first and start repaying the land loan straight away, then the construction loan is drawn in stages and its interest grows as the build progresses. Over a typical 10 to 14 month build that holding cost adds up, often on top of rent you're still paying elsewhere. Switch the tool to "House & land package" to see the land-only stamp duty plus the interest you'll carry through the build.