Northern Territory (Darwin) stamp duty & foreign buyer surcharge 2026-27
The Northern Territory levies neither a foreign buyer surcharge nor land tax, making it the lightest-taxed jurisdiction in the country. Duty below $525,000 is worked out from a formula, and local first home buyers can apply for a $50,000 HomeGrown grant.
- Foreign buyer surcharge
- n/a
- Foreign owner land tax (yr)
- n/a
- First home threshold
- No relief
- Formula applies up to
- $525k
NT transfer duty brackets
Dutiable value is the higher of contract price and market value
| Dutiable value | Transfer duty |
|---|---|
| $0 – $524,999 | D = 0.06571441 × V² + 15V, where V = price ÷ 1,000 |
| $525,000 – $2,999,999 | 4.95% of the price |
| $3,000,000 – $4,999,999 | 5.75% of the price |
| Above $5,000,000 | 5.95% of the price |
Below $525,000 the Northern Territory calculates duty as D = (0.06571441 × V² + 15V), where V is the price divided by 1,000; above that a flat rate applies. The Territory levies no land tax and no foreign buyer surcharge duty.
Worked example: a Darwin $550,000 new build, overseas buyer
Non-resident individual, investment use, with a mortgage, FIRB new-dwelling tier
| Transfer dutyNT 分档计算 | $27,225 |
|---|---|
| Foreign buyer surchargeNT does not levy one | $0 |
| FIRB application fee (est.)New / vacant land tier, FY 2026-27 | $15,600 |
| Transfer registration (approx.)Land titles office | $181 |
| Mortgage registration (approx.)Land titles office | $181 |
| Government cost at settlement | $43,187 |
The same property bought by an Australian citizen or permanent resident (as an investment) would cost about $27,587 in government charges — a difference of $15,600 entirely from the FIRB application fee.
Recent NT changes
- 1 July 2024The HomeGrown Territory grant launched, offering first home buyers up to $50,000 towards a new home.
- 1 July 2025The duty formula and flat rates were unchanged, with 5.75% applying above $3 million.
- OngoingThe Northern Territory levies no land tax and no foreign buyer surcharge duty.
- OngoingCommonwealth FIRB requirements and the established dwelling ban still apply to foreign buyers.
Common questions
Is there a foreign buyer surcharge in Darwin?
No. The Northern Territory levies neither a foreign buyer surcharge nor land tax, so the main additional cost for an overseas buyer is the FIRB application fee.
How is Northern Territory duty calculated?
Below $525,000, D = (0.06571441 × V² + 15V) where V is the price ÷ 1,000. From $525,000 to $3 million the rate is 4.95%, and from $3 million to $5 million it is 5.75%.
Can foreign buyers claim the HomeGrown grant?
No. The $50,000 HomeGrown Territory grant is limited to Australian citizens and permanent residents buying their first home to live in.
Does the Northern Territory really have no land tax?
Yes — it is the only Australian jurisdiction with no land tax, which makes long-term holding costs the lowest in the country. Council rates and the possible Commonwealth vacancy fee still apply.
Does a lighter tax burden make it a better investment?
Tax is only part of the cost. The Northern Territory market is small and less liquid, and rental and capital growth behave quite differently from the eastern capitals. Weigh it against your own objectives.
Other states & territories
Official sources
- NT Territory Revenue Office — Stamp duty
- NT — HomeGrown Territory grants
- Northern Territory Government — Property
- ATO — FIRB residential fees
General information only — not tax, legal or financial advice. Rates, concessions and FIRB fees change often, and whether you are a "foreign person" turns on the Northern Territory rules applied case by case. Confirm with the revenue office and your adviser before signing. Last checked: 2026-09-12