How NT stamp duty is worked out
The Northern Territory charges stamp duty on the purchase price or the unencumbered value, whichever is greater. Instead of brackets, properties up to $525,000 use a formula that makes the rate rise smoothly. Above $525,000, a single flat rate applies to the whole value.
NT stamp duty rates
| Dutiable value | Duty |
|---|---|
| Up to $525,000 | D = (0.06571441 × V²) + 15V, where V = value ÷ 1,000 |
| $525,001 – $2,999,999 | 4.95% of the whole value |
| $3,000,000 – $4,999,999 | 5.75% of the whole value |
| $5,000,000 and over | 5.95% of the whole value |
For example, at $400,000, V is 400: 0.06571441 × 160,000 + 6,000 = $16,514.31.
House and Land Package Exemption
If you buy land and a new detached home together from a building contractor in one transaction, with a contract signed between 1 July 2022 and 30 June 2027, you may pay no stamp duty at all. The exemption isn't means tested, has no price cap, and isn't limited to first home buyers.
- The builder must have bought the land from a developer and paid duty on it.
- At least one buyer must live in the home within 12 months of completion, for at least 6 continuous months.
First home buyers
The NT doesn't offer a stamp duty concession to first home buyers of established homes. If you're buying or building a new home, you may be eligible for the HomeGrown Territory grant, and a house-and-land package may qualify for the exemption above.
Worked examples
Buying a $400,000 unit in Darwin. Using the formula with V = 400, stamp duty is $16,514.31.
Buying a $500,000 house in Palmerston. With V = 500: 0.06571441 × 250,000 + 7,500. Stamp duty is $23,928.60.
Investor buying a $600,000 house. Above $525,000, so 4.95% of the whole value. Stamp duty is $29,700.
Family buying a $650,000 house-and-land package from a builder in 2026. The House and Land Package Exemption applies. Stamp duty is $0, a saving of $32,175.
Common questions
How is stamp duty calculated in the Northern Territory?
Up to $525,000, the NT uses a formula: D = (0.06571441 × V²) + 15V, where V is the value divided by 1,000. Above $525,000, a flat rate applies to the whole value: 4.95% below $3 million, 5.75% from $3 million to under $5 million, and 5.95% from $5 million.
Do first home buyers get a stamp duty discount in the NT?
Not on established homes. First home buyers of new homes may qualify for the HomeGrown Territory grant, and anyone buying an eligible house-and-land package can use the House and Land Package Exemption.
What is the House and Land Package Exemption?
A full stamp duty exemption when you buy land and a new detached home together from a building contractor in a single contract, signed between 1 July 2022 and 30 June 2027. It isn't means tested and there's no price cap. One buyer must live there within 12 months of completion, for at least 6 months.
Is there a foreign buyer surcharge in the NT?
The NT doesn't currently charge a foreign purchaser stamp duty surcharge. Check the Territory Revenue Office for any changes.
When is stamp duty due in the NT?
Generally within 60 days of entering into the transaction, or at settlement, whichever is earlier.
Are there concessions for seniors and pensioners?
Yes. Eligible seniors, pensioners and carers who aren't first home owners may get a concession on homes or land up to certain values. This calculator doesn't include it, so check the Territory Revenue Office's rules.
Why does the NT use a formula instead of brackets?
The formula makes the effective rate rise smoothly with the price, from about 1.5% on cheaper properties to about 4.95% at $525,000, with no sudden jumps.
Are registration fees included?
No. The Land Titles Office charges separate fees to register the transfer and any mortgage.
Sources
- NT Government: stamp duty when buying or selling a home
- NT Government: House and Land Package Exemption
- NT Government: land or property transfer stamp duty calculator
This calculator gives an estimate for general information. It doesn't include seniors, pensioner and carer concessions or partial ownership. For a binding figure, use the NT Government's calculator or ask your conveyancer.