These are estimates based on standard Northern Territory rates. Actual duty may vary. Use the full calculator → for all states and additional options.
Darwin median house price is around $550,000 — stamp duty on that is approximately $26,871 for owner-occupiers.
| Property Value | Owner-Occupier | First Home Buyer |
|---|---|---|
| $300,000 | $10,414 | $10,414 (existing) / $0 (new, FHB) |
| $500,000 | $23,929 | $23,929 (existing) / $0 (new, FHB) |
| $650,000 | $33,154 | $33,154 (existing) / $0 (new, FHB ≤$650K) |
| $700,000 | $36,818 | $36,818 |
| $1,000,000 | $51,668 | $51,668 |
| $1,500,000 | $76,418 | $76,418 |
NT First Home Buyer Concession
Eligible first home buyers in the NT receive a full stamp duty exemption on new homes and vacant land valued up to $650,000. The concession applies to new properties only — established (existing) homes do not qualify. There is no partial concession.
You must be purchasing a new home or vacant land to build your first home. The property must not have been previously occupied or sold as a dwelling. You must also intend to live in the property as your principal place of residence within 12 months.
Full exemption up to $650,000 (full or nothing)The NT uses a unique formula-based calculation for properties up to $525,000: Duty = (0.06571441 × V/1000 + 15) × V/1000, where V is the property value. Above $525,000, flat rates apply. For the official current rates, see NT Treasury – Territory Revenue Office.
| Property Value | Marginal Rate | Max Duty at Band |
|---|---|---|
| $0 – $525,000 | Formula-based | ≈$23,929 at $500K |
| $525,001 – $3,000,000 | 4.95% over $525K + $28,156 | — |
| Over $3,000,000 | 5.95% over $3M + $152,481 | — |
The Northern Territory uses a formula-based duty calculation at lower prices rather than the standard bracketed schedule seen in other states. For properties up to $525,000, duty is computed as (0.06571441 × V/1,000 + 15) × V/1,000 — a continuous polynomial rather than discrete brackets. Above $525,000 it switches to flat increments: $28,156 + 4.95% on the slice to $3,000,000, then $152,481 + 5.95% above $3M. The formula approach removes the bunching effects at bracket transitions seen in other states.
The NT runs the lowest population of any Australian jurisdiction (roughly 250,000) and the smallest property market — which means the duty regime sees less reform pressure than the eastern states. NT duty rates have remained materially unchanged for over a decade. Combined with relatively static Darwin property prices (Darwin median house ~$580,000 in early 2026, well below other capitals), the absolute duty bill on a typical NT home sits in the middle of the national pack.
The NT is also distinctive for offering a Principal Place of Residence (PPR) rebate separate from the FHB exemption, plus territory-specific concessions for buying in remote or regional areas — designed to support population retention in remote NT communities and offset the higher per-unit cost of regional construction.
Darwin's median house price was approximately $580,000 in early 2026 (CoreLogic / REINT data), making Darwin the most affordable capital. At $580,000 for an owner-occupier:
For the same $580,000 paid by an eligible FHB on a new home or new-build vacant land, the FHB exemption applies (property under $650,000), so the duty is $0. The full $30,879 is saved.
For an FHB buying an established home at the same price, the FHB exemption does not apply (it covers new homes only). The buyer pays the full $30,879, identical to a non-FHB. Like SA, the NT explicitly directs FHB demand into new supply — a deliberate population and construction-stimulus tool given the territory's small construction base.
No foreign-buyer surcharge. Like the ACT, the Northern Territory does not impose a foreign-buyer stamp-duty surcharge. Non-resident buyers pay the same duty as Australian buyers (subject to FIRB approval). Combined with the low base prices, the NT has one of the cheapest non-resident entry points to Australian property — which has historically attracted small flows of overseas investment into Darwin apartments, particularly from SE Asia.
No stamp duty on LMI premiums. The NT does not charge stamp duty on Lenders Mortgage Insurance, joining the ACT in this respect. On a typical 90% LVR new-home loan in Darwin with $10,000–$15,000 of LMI, that's a saving of roughly $900–$1,400 versus equivalent purchases in the eastern states.
Principal Place of Residence (PPR) Rebate. Eligible owner-occupiers (including non-FHB buyers) may claim a duty rebate when purchasing their principal residence in the NT. The rebate has been retuned several times — current scheme amounts are best confirmed with the NT Revenue Office at the time of purchase. The rebate stacks with the FHB exemption where both apply (FHBs use whichever is more generous).
FHB exemption — new homes and new-build vacant land only. The NT FHB stamp-duty exemption applies to new homes (never occupied) and vacant land used to build a first home, with a price cap currently around $650,000. Established homes attract full duty even for FHBs. The buyer must occupy as principal place of residence for at least 6 months within 12 months of settlement.
Remote and regional concessions. The NT government has historically offered targeted duty concessions on residential property in remote and regional areas (outside Darwin and Palmerston), as a population-retention tool. The specific concessions and zones change with each NT budget — always check the current settings with the NT Revenue Office if buying outside Greater Darwin.
Duty is computed under the NT Stamp Duty Act 1978 2025–26 schedule using the polynomial formula for property up to $525,000 and the flat-rate schedule for higher values: $28,156 + 4.95% on the $525,001–$3,000,000 slice; $152,481 + 5.95% above $3,000,000. The FHB new-home exemption applies for eligible buyers up to $650,000 (binary — no taper). The model does not include the Principal Place of Residence rebate, remote / regional concessions, or any future scheme variations.
Sources: Territory Revenue Office — Duty on property; NT — Stamp duty on property conveyances; NT — Concessions and exemptions; Stamp Duty Act 1978 (NT); CoreLogic Home Value Index for the Darwin median.
Reviewed: 18 May 2026 · Updated for: 2025–26 NT stamp duty regime and current FHB new-home exemption threshold · Editor: AussieCalc Editorial Team
How is stamp duty calculated in the Northern Territory? ▾
The NT uses a formula-based calculation for properties up to $525,000: Duty = (0.06571441 × V ÷ 1,000 + 15) × V ÷ 1,000, where V is the property value in dollars. Above $525,000, the rate is $28,156 plus 4.95% of the amount over $525,000. Above $3,000,000, it is $152,481 plus 5.95% of the amount over $3,000,000.
How much stamp duty on a $500,000 property in the NT? ▾
Stamp duty on a $500,000 property in the Northern Territory is approximately $23,929 using the NT formula. This is one of the higher rates in Australia at this price point. A first home buyer purchasing a new home (never previously occupied) pays $0 as the property is under the $650,000 new home exemption.
Do first home buyers pay stamp duty on established homes in the NT? ▾
Yes. The NT first home buyer exemption only applies to new homes and vacant land used to build a first home, not to established (previously occupied) properties. A first home buyer purchasing an existing home in the NT pays full duty at the standard rates.
Is the NT stamp duty higher than other states? ▾
The NT tends to sit at the higher end for stamp duty, particularly at mid-range prices. At $500,000, NT charges around $23,929 — considerably more than QLD ($8,750) or ACT ($8,720), and also higher than NSW ($17,235). This reflects the NT's formula-based calculation which increases steeply as values rise.
Are there other concessions on NT stamp duty besides the first home buyer exemption? ▾
The NT offers a Principal Place of Residence (PPR) rebate which can reduce stamp duty for owner-occupiers purchasing their primary residence. This is separate from the first home buyer exemption. Check with the NT Revenue Office for current rebate amounts and eligibility criteria.
Does the NT charge foreign buyers extra stamp duty? ▾
No. The NT is one of only two Australian jurisdictions (along with the ACT) that does not impose a foreign-buyer stamp-duty surcharge. Non-resident buyers pay the same duty as Australian buyers. FIRB approval and federal application fees still apply.
Does the NT charge stamp duty on LMI premiums? ▾
No. The NT does not impose stamp duty on Lenders Mortgage Insurance premiums. On a typical $10,000–$15,000 LMI premium, that's a saving of roughly $900–$1,400 versus equivalent purchases in NSW or VIC.
What is the NT Principal Place of Residence rebate? ▾
The PPR rebate is a duty rebate available to eligible owner-occupiers (not just FHBs) purchasing their principal place of residence in the NT. The scheme is retuned periodically; current amounts and eligibility settings should be confirmed with the Territory Revenue Office. The rebate stacks with the FHB new-home exemption where both apply.
Are there special concessions for remote and regional NT? ▾
The NT government has historically offered targeted duty concessions on residential property in remote and regional areas (outside Greater Darwin and Palmerston) as a population-retention tool. The specific concessions, zones and value caps vary with each NT budget. If you're buying outside Greater Darwin, check the current settings with the NT Revenue Office.
When is Northern Territory stamp duty due? ▾
Stamp duty is generally due within 60 days of the dutiable transaction (typically the contract date). The Territory Revenue Office assesses the duty after lodgement; conveyancers and solicitors arrange payment as part of the settlement workflow. Late payment attracts interest under the NT Taxation Administration Act 2007.