Northern Territory: stamp duty, FHB & settlement cash

Worked example: $500k (formula duty, FHB tick ignored for duty)

Owner-occupier, established, 20% deposit, FHB Yes. Stamp duty still uses D = 0.06571441 × V² + 15V with V = price ÷ 1,000. First-home status does not zero NT duty here. HomeGrown Territory grant is a separate line.

Property value

$500,000

Stamp duty

$23,929

Government fees

$330

Funds to complete (20%)

$114,259

NT: no FHB stamp duty concession (HomeGrown grant is separate)

The formula

Northern Territory transfer duty in this engine follows Stamp Duty Act 1978 (NT): D = 0.06571441 × V² + 15V where V is dutiable value in thousands of dollars. There are no NSW-style percentage brackets.

Duty therefore accelerates with price. A $100,000 stretch is not “another 4.5%.” Re-run the formula at the bid you will actually make.

No FHB duty off; grant is separate

This engine does not apply a first-home stamp duty exemption in the NT. Ticking FHB does not change the duty line. HomeGrown Territory assistance (where eligible) is not modelled as a duty waiver.

FHOG-style new-home amounts are not in the NT row the way they are for NSW/VIC. Do not budget an east-coast grant into a Darwin contract.

Scheme geography inside the Territory

5% Deposit Scheme: Darwin $750,000 (from 1 July 2026 in this table), rest of NT $600,000. That split is Scheme only. Duty still follows the formula on both sides of the cap.

Owner-occupation still gates Scheme. Investment Darwin purchases do not get a 5% path.

NT traps

Verify the instrument with Territory Revenue Office. Formula coefficients can be updated; this page tracks the engine version on the calculator, not a 2019 blog.

• Expecting FHB to zero duty like NSW ≤ $800k
• Linear “rate × price” mental maths instead of the quadratic
• Using the Darwin Scheme cap in Alice Springs (or the reverse)