Tax & government Australia
Stamp Duty Calculator NT
The Northern Territory is the only jurisdiction that uses a formula rather than bands for part of its schedule. Up to $525,000, duty comes from a quadratic equation; above it, a flat percentage of the whole value. This calculator applies both.
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Stamp duty payable
—Duty on the schedule
—
Concession or exemption
—
Foreign purchaser surcharge
—
Share of the price
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How the duty is built
Working with a different rate? Edit the rates this calculator uses
These are the figures we verified on 2026-10-26. Change them to work with a historic period, or with a new rate that has been announced but which we have not published yet.
One band per line as from, fixed amount, rate %: the tax is the fixed amount plus the rate on the value above “from” for the highest band reached. Use it for an earlier year, a proposed schedule or a rate we have not published. Leave it empty to use the verified schedule.
An estimate, not an assessment. An estimate from the published schedule. Duty depends on your contract, the dutiable value and the concessions you qualify for, and rules change. Confirm the figure with the state revenue office's own calculator or your conveyancer before you rely on it.
How much stamp duty do I pay in the Northern Territory?
Stamp duty in Northern Territory is worked out on the purchase price using the state's published schedule. On $450,000 it is about $20,057, with the working shown. It is paid by the buyer, usually at settlement.
The Northern Territory schedule
Up to $525,000: D = (0.06571441 × V²) + 15V, where V is the value divided by 1,000 $525,001 to under $3 million: 4.95% of the whole value $3 million to under $5 million: 5.75% $5 million or more: 5.95%
Bands apply to the part of the price inside each one, so the top rate is not charged on the whole price except where the schedule says it is.
Concessions and exemptions
No concessions are modelled. The Territory has no foreign purchaser surcharge on top of this schedule.
To work out what you can borrow after paying duty, use the mortgage calculator.
How this is calculated
The published schedule, applied band by band.
duty = the fixed amount for your band + the marginal rate × the part of the price above the band's lower limitUp to $525,000: D = (0.06571441 × V²) + 15V, where V is the value divided by 1,000$525,001 to under $3 million: 4.95% of the whole value$3 million to under $5 million: 5.75%
Because duty above $525,000 is a percentage of the whole value, a property at $526,000 costs about $26,037 in duty and one at $525,000 about $25,988, so there is no cliff at the boundary: the formula and the percentage meet almost exactly. The Territory taxes on the greater of the price and the market value.
Grants and concessions for first home owners are administered separately from the stamp duty schedule and are not modelled.
A worked example
A $450,000 house, bought by a buyer with no concessions.
- Purchase price$450,000
- Duty on the schedule$20,057.17
- Duty as a share of the price4.46%
$20,057 of duty on a $450,000 purchase, 4.46% of the price.
The calculator shows each step above so you can check it against the revenue office's calculator.
What duty is based on
Northern Territory charges duty on the greater of the price paid and the market value of the property. Transfers between family members, gifts and off-the-plan purchases can be assessed differently. Land, a house, and often GST-inclusive prices are treated as one dutiable value.
Extra costs when you buy
Duty is only part of the upfront cost. Budget for conveyancing, a building and pest inspection, lender fees, mortgage registration and transfer fees, and loan insurance if your deposit is under 20%. These vary, so ask your lender and conveyancer for quotes.
What this calculator does not do
- The general schedule for residential purchases
- Concession rules are limited to those described on this page
- Off-the-plan, family transfers and land-only concessions are not modelled
- Duty on the "$100 or part of $100" basis may be a few dollars higher in some states
Common questions
How is stamp duty calculated in Northern Territory?
Duty is charged on the greater of the price and the market value, using the state's schedule of bands. This calculator applies the current published bands and shows each step.
Who pays stamp duty?
The buyer, normally at or soon after settlement.
How is NT stamp duty calculated?
For values to $525,000 by the formula D = 0.06571441 V² + 15V with V in thousands; above that, a flat 4.95% of the whole value.
Is there a foreign buyer surcharge in the NT?
Not on top of this schedule, at the time of checking.
Is stamp duty tax-deductible?
Not for a home you live in. For an investment property it is generally part of the cost base for capital gains tax rather than a deduction.
Where these numbers come from
- Territory Revenue Office — stamp duty information sheet The formula for values up to $525,000 and the flat rates above it
Rates last verified 2026-10-26 Every figure Territory Revenue Office sets is re-checked against the source at least once a year, and again whenever a change is announced. Out of date? Tell us and we will fix it.
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