Northern Territory stamp duty on any purchase price.

The Northern Territory does not use a bracket table at all: duty comes from an algebraic formula below $525,000 and a flat percentage of the whole price above it, stepping up at $3 million and $5 million. This page sets out that formula as at October 2026, the HomeGrown Territory Grant and house-and-land exemption that replace a first home buyer duty concession, and two worked purchases.

Northern Territory stamp duty rates (general / investment)

The NT has no stamp duty concession for first home buyers of established homes. Grants and a house-and-land package exemption apply to new homes, and no foreign-buyer surcharge is reported.

Below $525,000, duty is D = (0.06571441 × V²) + (15 × V), where V is the price divided by 1,000. At or above $525,000 it is a flat percentage of the entire price: 4.95% from $525,000 up to $3 million, 5.75% from $3 million up to $5 million, and 5.95% from $5 million.

The two halves of the rule are designed to meet. At exactly $525,000 the formula gives about $25,987 and 4.95% gives about $25,988, which is how we know the pairing is right. The steps at $3 million and $5 million are cliffs that apply to every dollar, which is why this calculator applies the formula rather than approximating it with brackets.

First home buyer stamp duty in Northern Territory

The Territory does not give first home buyers a stamp duty concession on an established home; the support is a cash grant instead. The HomeGrown Territory Grant is reported to be $50,000 for a new home that has never been occupied, for contracts signed between 1 October 2024 and 30 September 2027, and not means-tested. The buyer is generally expected to live in the home as their principal residence.

The separate $10,000 grant for established homes is reported to have ended on 30 September 2025. Because several published sources disagree on the grant dates and amounts, confirm the details with the Territory Revenue Office before you contract. A grant is paid in cash and does not reduce the duty shown here.

House and land packages and owner-occupier rules in the NT

Where the NT does give a duty benefit, it is the House and Land Package Exemption: eligible buyers of a qualifying new detached house-and-land package may pay no stamp duty, with no property value cap, and the home must generally be the buyer's principal residence. Published guides report that the exemption runs to 30 June 2027, but that date and the contractor conditions should be verified with the Territory Revenue Office.

There is no separate owner-occupier schedule, so a buyer of an established home pays the same formula whether they live in it or rent it out. The calculator does not model the house-and-land exemption, so check it with the Territory Revenue Office if you are buying new.

Foreign buyer surcharge in Northern Territory

We found no foreign-buyer duty surcharge in the Territory, and published guides report that the NT also has no land tax, but we could not confirm either on the Territory Revenue Office's own pages, so check before relying on it.

When Northern Territory stamp duty is paid

Published guides report that duty is generally due within 60 days of the contract becoming unconditional or at settlement, whichever comes first, and that the conveyancer usually arranges payment. We could not confirm the period on the Territory Revenue Office's pages, so check the due date for your own contract.

Worked examples: Northern Territory stamp duty step by step

Both examples use illustrative round prices, not market statistics, and are calculated from the same rates as the calculator above, as at October 2026. Check the revenue office for the latest figures before you rely on them.

Purchase at $500,000 (formula range)

A buyer purchases a $500,000 Darwin home, below the $525,000 changeover. This is an illustrative price, not a market statistic.

  1. Under $525,000 the formula is (0.06571441 × V²) + (15 × V), where V is the price in thousands. V = 500.
  2. 0.06571441 × 500 × 500 = 16428.60, plus 15 × 500 = 7500.00.
  3. Duty payable: $23,929 (4.79% of the price).

Purchase at $850,000 (flat-rate range)

The same buyer pays $850,000 for a larger property. Above $525,000 duty is a flat percentage of the whole price.

  1. Above $525,000 duty is a flat 4.95% of the whole price: 4.95% × $850,000 = $42,075.
  2. Duty payable: $42,075 (4.95% of the price).

Stamp duty in other states

Rates, concessions and due dates differ sharply between jurisdictions. Compare Northern Territory with the other state and territory calculators:

Related tools and reading

Frequently asked questions

Why doesn't NT use a simple bracket table like other states?

The Territory calculates duty with an algebraic formula below $525,000 and a flat percentage of the whole price above it, stepping up at $3 million and $5 million. Those steps are cliffs, not margins, so this calculator applies the formula rather than approximating it with brackets.

What is the NT stamp duty formula?

D = (0.06571441 × V²) + (15 × V), where V is the dutiable value divided by 1,000, for values up to $525,000.

What is the HomeGrown Territory Grant?

A cash grant reported to be $50,000 for buyers of a new, never-occupied home, for contracts signed between 1 October 2024 and 30 September 2027. It does not reduce stamp duty, and the dates should be confirmed with the Territory Revenue Office.

Is there a stamp duty exemption for new house-and-land packages in the NT?

Eligible buyers of a qualifying new detached house-and-land package may pay no stamp duty, with no value cap, if the home is generally their principal residence. Confirm the eligibility and end date with the Territory Revenue Office.

Does the NT charge a foreign buyer surcharge?

We found no foreign-buyer duty surcharge in the Territory. Check the Territory Revenue Office for the current position.

Does the NT rate change at $3 million?

Yes. From $3 million to $5 million the flat rate is 5.75% of the whole price, rising to 5.95% from $5 million.

Do I pay stamp duty on the contract price or the valuation?

On the dutiable value, which is usually the contract price. If the market value is materially higher (for example a discounted sale to a family member), the revenue office can substitute the valuation. For arm's-length open-market purchases the contract price is the answer.

Is stamp duty tax deductible for an investment property?

Not as an immediate deduction. Stamp duty on an investment property is added to the property's cost base, which reduces the capital gain when you eventually sell. Stamp duty on your own home is never deductible. Ask your accountant about your own position.