Quick answer: NT stamp duty on a $600,000 home is $29,700, and on $800,000 it is $39,600 (a flat 4.95% above $525,000). There is no first home buyer duty concession on established homes, but a house-and-land package from a builder is duty-free for anyone who lives in it (contracts to 30 June 2027). Duty is due within 60 days or at settlement, whichever is earlier.
Stamp duty in the Northern Territory works differently from every state: below $525,000 it uses a formula rather than brackets, and above that one flat rate applies to the whole price. The NT puts its first home help into a $50,000 grant for new homes rather than a duty discount. Use the calculator below for your number, then read on for how it works.
NT stamp duty calculator (2026–27)
Estimate on the Territory Revenue Office conveyance duty formula and rates. Confirm with your conveyancer or the NT stamp duty calculator.
NT stamp duty rates
| Dutiable value | Duty |
|---|---|
| Up to $525,000 | (0.06571441 × V²) + 15V, where V is the value ÷ 1,000 |
| $525,001 to under $3,000,000 | 4.95% of the whole value |
| $3,000,000 to under $5,000,000 | 5.75% of the whole value |
| $5,000,000 and over | 5.95% of the whole value |
Formula checked against the NT Government stamp duty calculator on 7 October 2026 (it gives $10,414.25 on $300,000 and $23,928.60 on $500,000; the official calculator rounds down to the nearest 5 cents).
Working it out by hand
For a $400,000 purchase: V = 400, so duty = (0.06571441 × 400 × 400) + (15 × 400) = $10,514.31 + $6,000 = about $16,514. For anything from $525,001 to under $3 million, just multiply by 4.95%: $700,000 × 4.95% = $34,650.
How much stamp duty at common prices in the NT
| Price | Stamp duty | Share of price |
|---|---|---|
| $300,000 | $10,414 | 3.47% |
| $400,000 | $16,514 | 4.13% |
| $500,000 | $23,929 | 4.79% |
| $525,000 | $25,988 | 4.95% |
| $600,000 | $29,700 | 4.95% |
| $700,000 | $34,650 | 4.95% |
| $800,000 | $39,600 | 4.95% |
| $1,000,000 | $49,500 | 4.95% |
Because the formula rises steeply, duty climbs from about 3.5% of the price at $300,000 to 4.95% from $525,000. For most Darwin purchases above that, it is simply 4.95%.
House-and-land packages: $0 duty, any buyer
Under the House and Land Package Exemption, you pay no stamp duty if you:
- buy a house-and-land package from a building contractor in a single transaction, with the contract signed between 1 July 2022 and 30 June 2027
- get a detached new home built or placed on the land, or buy a completed or partly built detached new home with it
- live there: at least one buyer must move in within 12 months of completion and stay for at least 6 continuous months
It is not means tested, has no value cap and isn’t limited to first home buyers. Apartments and established homes don’t qualify. On a $650,000 package, it saves $32,175. Details: NT Government, stamp duty exemption.
First home buyers: the grant, not a duty discount
The NT has no first home buyer stamp duty concession on established homes, so a first home buyer of an existing Darwin unit or house pays normal duty. Instead, the $50,000 HomeGrown Territory Grant is available for buying or building a new home, with no price cap, for contracts from 1 October 2024 to 30 September 2027. A first home buyer of a house-and-land package can get both the grant and the duty exemption. The 5% Deposit Scheme also applies, with NT price caps of $750,000 in Darwin and $600,000 elsewhere. Our first home buyer hub compares every state.
When stamp duty is paid in the NT
- Within 60 days or at settlement: stamp duty is generally payable within 60 days of entering into the transaction, or at settlement if that is earlier. Your conveyancer normally handles it.
- From savings: lenders limit the loan to a share of the property’s value, so plan for duty in your own funds unless the exemption applies.
Foreign buyers and investors
- Foreign persons: the NT has no foreign purchaser duty surcharge. Federal rules currently stop most foreign persons buying established homes until 2029; see our guide to buying on a visa.
- Investors pay the same rates. The house-and-land exemption needs you to live in the home, so it doesn’t help investors.
Stamp duty in other states
On an $800,000 home bought by an investor, duty is about $30,187 in NSW, $43,070 in Victoria, $29,025 in Queensland, $32,316 in WA, $37,830 in SA, $31,185 in Tasmania, $25,150 in the ACT and $39,600 in the NT. Our stamp duty calculator covers every state and territory.
Stamp duty guides by state: NSW · VIC · QLD · WA · SA · TAS · ACT · NT
Stamp duty in the NT: common questions
How much is stamp duty on a $600,000 home in the NT?
$29,700. Above $525,000 the NT charges a flat 4.95% of the whole value, so $600,000 × 4.95% = $29,700.
Do first home buyers pay stamp duty in the NT?
Usually yes on an established home, because the NT has no first home buyer duty concession. But anyone buying a house-and-land package from a builder to live in pays no duty (contracts to 30 June 2027), and first home buyers of new homes can get the $50,000 HomeGrown Territory Grant.
How is NT stamp duty calculated?
Up to $525,000 it uses a formula: duty = (0.06571441 × V²) + 15V, where V is the value divided by 1,000. From $525,000 to under $3 million it is 4.95% of the value, then 5.75% to under $5 million and 5.95% from $5 million.
When is stamp duty paid in the NT?
Within 60 days of entering into the transaction, or at settlement if that is earlier.
Do foreign buyers pay extra stamp duty in the NT?
No. The NT does not charge a foreign purchaser duty surcharge. Federal rules still restrict which homes foreign persons can buy.
What is the NT house and land package exemption?
No stamp duty on a house-and-land package bought from a building contractor in a single contract signed between 1 July 2022 and 30 June 2027, for a detached new home. It is not means tested and has no value cap. At least one buyer must live there within 12 months of completion for at least 6 months.
Budgeting it properly
Before you bid, write down your full “cash to complete”: deposit, duty (if any), legal or conveyancing fees, inspections, and the government fees to register the transfer and the mortgage. We map this with every client before they make an offer, and check every concession and grant they qualify for, so the duty line is accurate and often lower than expected.