Northern Territory · Stamp duty
NT stamp duty calculator
The NT prices duty differently from every other state: below $525,000 it uses an actual mathematical formula (D = 0.06571441V² + 15V), then flat percentages of the whole value above. This stamp duty calculator for the NT runs the real formula — and the full exemption for eligible new house-and-land packages.
Rates verified against the official sources — how we check.
Your tally
Standard schedule applied.
Estimate for standard transactions; concession eligibility conditions apply. Registry fees are NT Land Titles Office's FY 2026-27 lodgement fees for the transfer and one mortgage — buying without a loan, subtract the mortgage fee. PEXA/conveyancing charges are separate. Confirm with NT Territory Revenue Office before relying on it.
No FHB duty discount — but two big substitutes.
The NT has no general first home buyer duty concession. Instead: the $50,000 HomeGrown Territory grant for first home buyers building or buying new, and the House and Land Package Exemption, which wipes duty entirely on eligible new packages for any buyer.
How Northern Territory calculates stamp duty
Below $525,000 the Territory prices duty with an actual curve: D = 0.06571441 V² + 15 V, where V is the dutiable value (the higher of price and unencumbered value) in thousands. The effect is an effective rate that rises smoothly with price — about 3.5% at $300,000, 4.3% at $400,000, 4.8% at $500,000 — with no bracket cliffs anywhere. At $525,000 the curve hands over almost seamlessly to a flat 4.95% of the whole value, then 5.75% above $3m and 5.95% above $5m.
Your conveyancer lodges the transaction with the Territory Revenue Office and duty is paid around settlement. The Territory's housing incentives sit outside the duty schedule: the $50,000 HomeGrown Territory grant for first home buyers going new, and the House and Land Package Exemption, which removes duty entirely on eligible new packages — for any buyer, not just first-timers.
The Territory's light-touch pattern runs right through its property taxes: no foreign purchaser surcharge on the duty above, no land tax at all — the only Australian jurisdiction without one (see the land tax comparison) — and a flat $3 per $100 on vehicle transfers. For an investor comparing jurisdictions, the missing annual land tax often outweighs the slightly steep purchase duty within a few years of holding.
Below $525,000, the NT computes duty with a formula rather than brackets: D = (0.06571441 × V²) + 15V, where V is the dutiable value divided by 1,000. From $525,000 the duty becomes a flat percentage of the entire value:
| Dutiable value | Duty |
|---|---|
| Up to $525,000 | (0.06571441 × V²) + 15V |
| $525,000 – $3m | 4.95% of the full value |
| $3m – $5m | 5.75% of the full value |
| Over $5m | 5.95% of the full value |
Exemptions and concessions
The calculator above models the NT stamp duty concessions that turn on who is buying and what they are buying — the ones you can pick in the form:
- A standard purchase — Established homes, land, investors — the formula and flat rates apply to all.
- A new house-and-land package — Eligible packages are fully exempt from duty (HLPE).
Those come from Northern Territory’s published schedule, and the engine behind them is pinned by tests to the revenue office’s own worked examples.
Other exemptions exist that this calculator does not model, because they turn on facts a calculator cannot see: a transfer between spouses or de facto partners, property passing through a deceased estate, a transfer ordered on the breakdown of a relationship, a family farm, or a concession card. Whether any of those is available in Northern Territory, and on what conditions, is a question for NT Territory Revenue Office. We do not guess at eligibility rules we have not verified, so the figure above assumes none of them applies to you.
Quick answers by price
| Property price | All buyers |
|---|---|
| $300,000 | $10,414 |
| $400,000 | $16,514 |
| $500,000 | $23,929 |
| $525,000 | $25,988 |
| $700,000 | $34,650 |
| $1,000,000 | $49,500 |
Every figure comes from the same tested engine as the calculator — the official schedule, not an approximation. Buying with less than a 20% deposit? Add lenders mortgage insurance to your upfront costs.
Worked examples
- Established home, $400,000. 0.06571441 × 400² + 15 × 400 = $16,514.31 — the formula, exactly.
- Established home, $600,000. Above the curve: flat 4.95% × $600,000 = $29,700.
- New house-and-land package, $700,000. $0 under the HLPE — a $34,650 saving on what an established home would cost.
Frequently asked questions
How is stamp duty calculated in the NT?
Do first home buyers get a discount in the NT?
Why does the NT use a formula instead of brackets?
Does the NT charge foreign buyers extra?
What is the House and Land Package Exemption?
When is stamp duty payable in the NT?
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Duty is the biggest line, not the only one — add registry fees, LMI, legals and inspections.
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Sources
Rates last verified 2026-08-27 for FY 2026-27. General information only — not financial, legal or tax advice.