NT Stamp Duty Calculator: Conveyance Duty Formula and Rates
Calculate Northern Territory stamp duty on a property purchase using the conveyance duty formula in the Stamp Duty Act 1978. Below $525,000 the NT uses a formula instead of tax bands; above it, a flat percentage of the whole value applies.
Rates checked against Territory Revenue Office on . Applies to current Stamp Duty Act formula.
Calculate NT stamp duty
Your results
Enter a price to see the duty instantly.
NT conveyance duty rates
| Dutiable value | Duty |
|---|---|
| Up to $525,000 | D = (0.06571441 × V²) + 15V, where V is the dutiable value divided by 1,000 |
| Over $525,000 and under $3,000,000 | 4.95% of the dutiable value |
| $3,000,000 to under $5,000,000 | 5.75% of the dutiable value |
| $5,000,000 or more | 5.95% of the dutiable value |
The formula means there are no bands below $525,000: the rate rises smoothly with every dollar of price. Above $525,000 the percentage applies to the whole value, not just the amount above the threshold.
Worked example: $450,000
- Divide the dutiable value by 1,000: V = 450.
- Square it and multiply by 0.06571441: 450² = 202,500, × 0.06571441 = $13,307.17.
- Multiply V by 15: $6,750.
- Add the two parts: $20,057.17, which is 4.46% of the price.
Why the formula meets 4.95% at $525,000
The formula joins the flat rate almost exactly. At $525,000 it gives $25,987.53, and one dollar more switches to 4.95% of the whole value, $25,987.55. Below that point the effective rate climbs gradually:
- $200,000: $5,628.58, or 2.81% of the price
- $300,000: $10,414.30, or 3.47% of the price
- $400,000: $16,514.31, or 4.13% of the price
- $500,000: $23,928.60, or 4.79% of the price
- $525,000: $25,987.53, or 4.95% of the price
The higher thresholds are different. At $3,000,000 the rate on the whole value moves from 4.95% to 5.75%, so duty steps from $148,499.95 just below the threshold to $172,500 at it. A similar step happens at $5,000,000.
First home buyers and the house and land package exemption
The Stamp Duty Act formula does not distinguish between owner-occupiers, first home buyers and investors. The Territory's help for first home buyers comes mainly through grants. The HomeGrown Territory Grant pays $50,000 to eligible first home buyers who sign a contract to buy or build a new home between 1 October 2024 and 30 September 2027, and they must live in it for at least 12 months. The $10,000 grant for established homes only applied to contracts signed between 1 October 2024 and 30 September 2025.
Separately, the House and Land Package Exemption removes stamp duty for anyone who buys a house and land package from a building contractor in a single transaction, under a contract signed between 1 July 2022 and 30 June 2027. The home must be new and detached, the exemption is not means tested and has no value cap, and at least one buyer must live in it for 6 continuous months, starting within 12 months of completion. On a $450,000 package that is worth $20,057.17.
How the NT compares with other states
On a $650,000 established property bought as an investment, Northern Territory charges $32,175, the second highest of the eight states and territories. The table uses each jurisdiction's general rates only, so it leaves out home, first home and foreign purchaser rules, which change the answer for many buyers.
| State or territory | Duty | Share of price |
|---|---|---|
| Victoria | $34,070 | 5.24% |
| Northern Territory | $32,175 | 4.95% |
| South Australia | $29,580 | 4.55% |
| Western Australia | $24,890 | 3.83% |
| Tasmania | $24,622.50 | 3.79% |
| New South Wales | $23,437 | 3.61% |
| Queensland | $22,275 | 3.43% |
| Australian Capital Territory | $17,880 | 2.75% |
NT stamp duty at common prices
| Price | Investor | Home you live in | First home (established) |
|---|---|---|---|
| $400,000 | $16,514.31 | $16,514.31 | $16,514.31 |
| $600,000 | $29,700 | $29,700 | $29,700 |
| $800,000 | $39,600 | $39,600 | $39,600 |
| $1,000,000 | $49,500 | $49,500 | $49,500 |
| $1,500,000 | $74,250 | $74,250 | $74,250 |
What this calculator does not cover yet
- A new home bought as a house and land package from a building contractor, under a contract signed between 1 July 2022 and 30 June 2027, may be fully exempt under the House and Land Package Exemption. The calculator shows the standard formula because the exemption depends on how the package is contracted.
- Neither the Stamp Duty Act conveyance schedule nor the Territory Revenue Office stamp duty page lists a foreign purchaser surcharge, so none is added. Confirm with the Territory Revenue Office before you buy.
Official sources
Every rate on this page comes from Territory Revenue Office or the legislation it administers. We last checked them on . Your conveyancer or the revenue office confirms the amount you actually pay.
Stamp duty in other states
Related Calculators
Stamp Duty Calculator
Calculate stamp duty on property purchases across all Australian states and territories.
Mortgage Calculator
Calculate home loan repayments, interest costs, and total loan amount for Australian mortgages.
Loan Comparison Calculator
Compare two home loans side by side to find the best deal.
Rental Yield Calculator
Calculate gross and net rental yield on investment properties.