The Northern Territory is the odd one out for stamp duty. Instead of stacked brackets, homes up to $525,000 are taxed with a single curved formula, so the duty rises smoothly as the price goes up rather than jumping at fixed thresholds. Above $525,000 a flat percentage of the whole price applies. The NT charges no surcharge on foreign buyers, and its help for buyers comes mainly through cash grants rather than a stamp-duty discount.
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Estimate only. Government registration and transfer fees are approximate and change regularly — confirm with your state revenue office and lender.
Also called
Conveyance duty
First home buyer
Grants only (no duty cut)
Foreign surcharge
None
Revenue office
Territory Revenue Office (Department of Treasury and Finance)
Stamp duty (officially conveyance duty) is the one-off tax you pay the Territory Revenue Office when you buy land or a home in the NT. It is worked out on the dutiable value, which is the purchase price or the property's unencumbered market value, whichever is higher. The NT uses an unusual method. For property valued at $525,000 or less, the duty comes from a formula rather than a flat rate, which means the effective rate creeps up gradually as the price rises - there are no sudden steps. Once the value passes $525,000, a single flat percentage applies to the entire price, not just the slice above the threshold, and that percentage increases for higher-value bands. You normally pay the duty at settlement, and it is usually arranged through your conveyancer or solicitor, who lodges the transfer for assessment. Duty must generally be paid before the transfer can be registered. On top of the price itself, remember to budget for duty as a separate upfront cost, because it is not included in your loan unless you specifically add it.
| Property value | Transfer duty |
|---|---|
| $0 - $525,000 | Duty = (0.06571441 x V2) + 15V, where V = dutiable value / 1,000 (a formula, not a flat rate; the effective rate rises smoothly across this range) |
| More than $525,000 and less than $3,000,000 | 4.95% of the total dutiable value |
| $3,000,000 to less than $5,000,000 | 5.75% of the total dutiable value |
| $5,000,000 and above | 5.95% of the total dutiable value |
The NT's defining quirk is the quadratic formula for property up to $525,000 - no other Australian jurisdiction prices duty this way, and it means there is no neat per-bracket rate for cheaper homes. Above $525,000 the percentage applies to the whole value (a "slab" or cliff-edge design), so crossing a threshold can lift the duty on the entire price, not just the excess. A symmetrical partition of land between co-owners with no consideration attracts only $20 duty. A conveyance that simply completes an agreement already stamped with full duty attracts $5. There is no premium-property regime beyond the 5.95% top band, and no land-tax in the NT at all.
The Northern Territory does not currently offer a first-home-buyer stamp-duty concession or exemption. There is no FHB discount that wipes out or reduces duty up to a price cap, so a first-home buyer pays the same conveyance duty as any other buyer. Instead, the NT channels its first-home support through cash grants - principally the HomeGrown Territory Grant of up to $50,000 for buying or building a brand-new home (see the grant section below). One duty exemption does exist that first-home buyers may be able to use, but it is not first-home-buyer-specific: the House and Land Package Exemption removes conveyance duty when you buy a new detached home together with its land from a building contractor in a single transaction, provided you live in it. Older schemes such as the First Home Owner Discount and the Territory Home Owner Discount have closed and are no longer available to new buyers, though references to them still appear on some third-party sites. Always check eligibility with the Territory Revenue Office or your conveyancer before relying on any concession.
Who qualifies: There is no first-home-buyer stamp-duty concession in the NT, so no FHB-specific duty eligibility test applies. The separate House and Land Package Exemption (open to owner-occupier buyers, not just first-home buyers) requires: buying a new detached home plus land from a building contractor in a single transaction; signing the contract between 1 July 2022 and 30 June 2027; the contractor having bought the land from a developer and paid duty on it; and at least one buyer living in the completed home as their principal place of residence within 12 months and for at least 6 continuous months. It is not means-tested and has no property value cap.
| Purchase | Owner-occupier | First home buyer |
|---|---|---|
| $450,000 established home | $20,057 | $20,057 |
| $550,000 established home | $27,225 | $27,225 |
| $700,000 established home | $34,650 | $34,650 |
| $900,000 established home | $44,550 | $44,550 |
Figures from the calculator above, on FY2025-26 rates. The owner-occupier column assumes a non-first-home buyer.
The main first-home support in the NT is the HomeGrown Territory Grant: up to $50,000 for an eligible first-home buyer to buy or build a brand-new home (the home must never have been previously lived in or sold as a residence). There is no cap on the purchase or build price. At least one applicant must be an Australian citizen or permanent resident, no applicant may have owned a home anywhere in Australia before, and you must live in the home for at least 12 months after taking possession. You must sign your contract (or start an owner-build) between 1 October 2024 and 30 September 2027, and lodge the grant application by 30 September 2028. Existing home owners (not first-home buyers) can instead access the FreshStart New Home Grant of up to $30,000 for a new home, on similar dates. The earlier $10,000 grant for established (existing) homes closed to contracts signed after 30 September 2025.
None. The Northern Territory does not impose any foreign or absentee buyer surcharge on conveyance duty. Foreign buyers pay the same rates as everyone else (separate Commonwealth Foreign Investment Review Board approval and federal fees may still apply, but those are not NT stamp duty).
No changes to conveyance/stamp duty rates, thresholds or first-home-buyer settings take effect on 1 July 2026. The 2026-27 NT Budget announced no structural duty or land-tax reform. The only 1 July 2026 revenue changes are unrelated to property transfer duty: a payroll-tax rate of 6.5% for employers with Australia-wide wages of $100m or more (up from 5.5%), and the revenue unit value rising to $1.49. Separately, the stamp-duty concession on registration of plug-in electric vehicles is scheduled to cease on 30 June 2027 (a five-year sunset), which does not affect property conveyance duty. So: None found affecting property stamp duty as at 20 June 2026.
General information only — an estimate, not financial, tax, credit or legal advice. Figures current as at FY2025-26, reviewed June 2026. Always confirm your exact figure with Territory Revenue Office (Department of Treasury and Finance) before you sign or budget.
Sources: NT Stamp Duty Act 1978 (as in force at 1 July 2025) - Schedule 1, conveyance rates of duty; Stamp Duty Act 1978 - NT Legislation Register; Stamp duty - Territory Revenue Office (Department of Treasury and Finance); Stamp duty - NT.GOV.AU; Home owner assistance - NT.GOV.AU; Buying or building a new home - HomeGrown Territory Grant - NT.GOV.AU; Stamp duty exemption (House and Land Package Exemption) - NT.GOV.AU; What's new - Territory Revenue Office. Accessed June 2026.