Northern Territory Stamp Duty Calculator

What is stamp duty?

Stamp duty — officially transfer duty — is a one-off tax charged by each Australian state and territory when you buy property or land. The buyer pays it, and it's calculated on the higher of the purchase price or the property's market value.

It's usually one of the largest upfront costs of a purchase after the deposit. How much you pay depends on the property's value, which state it's in, and whether you qualify for a concession or owe a surcharge.

How stamp duty is calculated

Duty is worked out on a sliding scale of brackets: the portion of the price in each band is charged at that band's rate, so the effective rate rises with the property value. Every state and territory publishes its own brackets, which is why an identical purchase price produces very different duty across the country. On top of the base duty, foreign purchasers pay a surcharge in most states, and first-home buyers and some owner-occupiers may receive concessions that reduce or remove it. The calculator above applies the standard 2026–27 investor scale for each state.

Stamp duty by state and territory (2026–27)

Surcharges apply on top of standard duty for foreign purchasers of residential property. First-home relief is subject to eligibility conditions and generally excludes investment purchases. First-home thresholds shown are the metropolitan figures; regional Western Australia is higher. Figures are the general (investor) transfer-duty scale — owner-occupiers may pay less in some states.

Frequently asked questions

Who pays stamp duty when buying property in Australia?

The buyer pays stamp duty (also called transfer duty). It's a one-off state or territory tax on the purchase of property or land, calculated on the higher of the purchase price or the property's market value. The seller doesn't pay it.

How is stamp duty calculated?

Stamp duty is charged on a sliding scale — the higher the property value, the higher the marginal rate. Each state and territory sets its own brackets, so the same purchase price attracts different duty depending on where the property is. Investors buying through the standard scale, and foreign buyers, may also pay surcharges on top.

Do foreign buyers pay extra stamp duty?

Yes, in most states. Foreign purchasers of residential property pay a surcharge on top of standard duty: 9% in NSW, 8% in Victoria, Queensland and Tasmania, and 7% in South Australia and Western Australia. The ACT and Northern Territory currently charge no foreign-buyer surcharge.

When do I have to pay stamp duty?

Stamp duty is generally due at or shortly after settlement — typically within 30 days to three months depending on the state (in Victoria it's payable at settlement). Your conveyancer or solicitor usually arranges the payment as part of settlement.

Is stamp duty on an investment property tax deductible?

Generally not as an immediate deduction. On most Australian investment properties stamp duty forms part of the property's cost base, reducing your capital gains tax when you sell rather than being claimed against rental income. The ACT is a notable exception. Confirm your situation with your accountant.

Can first-home buyers reduce or avoid stamp duty?

Often, yes. Every state and territory offers first-home buyer concessions or exemptions, though thresholds vary widely — for example, full exemption up to $800,000 in NSW and up to $1.02m in the ACT, both subject to conditions. These generally don't apply to investment purchases, so this calculator uses the standard investor scale.