As per council/valuer general assessment
Land Value
$800,000.00
Land Tax
$0.00
Monthly
$0.00
Effective Rate
0.00%
State
State Land Tax
Land tax is a state/territory tax on the unimproved value of land you own (excluding your principal residence in most states). Each state has different thresholds and rates. The tax is assessed annually based on land values as at 31 December (NSW, VIC) or 30 June (QLD, SA, WA, TAS).
Exemptions
Your principal place of residence is generally exempt from land tax. Other exemptions may apply for primary production land, charities, retirement villages, and certain other uses. Check with your state revenue office for specific exemptions.
Trusts and Surcharges
Land held in trusts may attract a surcharge or have a lower tax-free threshold depending on the state. Some states also apply a foreign owner surcharge. These additional costs can significantly increase the total land tax payable.
How to Reduce Land Tax
Consider holding property in individual names rather than trusts (lower thresholds apply to trusts in most states). Ensure you claim all available exemptions. If you own multiple properties, be aware that land values are aggregated across all holdings within a state.
State-Aligned: Uses 2025-26 land tax rates. Rates are simplified estimates. For exact calculations, use your state's revenue office calculator.
How state-based land tax works on investment properties and vacant land across Australia
What is land tax?
Land tax is a state government tax on the value of land you own, excluding your main home in most cases. Each state and territory has its own rules, thresholds, and rates. For example, in NSW you pay land tax when your total taxable land value exceeds A$1,075,000, at rates from 1.6% up to 2% plus a flat fee. Land tax is assessed annually based on the unimproved value of the land — the value of the land alone, not any buildings on it.
Is your home exempt from land tax?
Yes, in all states your principal place of residence (your main home) is exempt from land tax. The exemption applies to the land your home sits on. However, if you own investment properties, holiday homes, or vacant land as well, those are all subject to land tax. If you rent out part of your home or use it for business, a portion of the exemption may be reduced in some states.
How do land tax rates vary by state?
Each state has different thresholds and rates. NSW starts at 1.6% above A$1,075,000. Victoria starts at 0.2% above A$50,000 (much lower threshold). Queensland starts at 1% above A$600,000 for individuals. South Australia starts at 0.5% above A$583,000. Western Australia starts at rates from 0.25% above A$300,000. These thresholds change each year, so check your state revenue office for current figures.
How is land tax calculated?
Land tax is based on the total unimproved value of all your taxable land in a state, combined. If you own three investment properties in NSW with land values of A$400,000, A$500,000, and A$300,000, the combined total is A$1,200,000. You only pay tax on the amount above the threshold (A$1,200,000 minus A$1,075,000 = A$125,000). At 1.6%, the tax would be about A$2,000 plus a fixed amount of A$100.
What is the land tax surcharge for foreign owners?
Most states charge an extra surcharge on land owned by foreign (non-resident) individuals, companies, or trusts. In NSW, the surcharge is 4% with no threshold. In Victoria, it is 4% above a A$50,000 threshold. In Queensland, it is 2% with no threshold. This can add up to tens of thousands of dollars per year. Some tax treaties may provide relief, but the surcharge is a significant cost for overseas investors.
Can you claim land tax as a deduction?
Yes. If you pay land tax on an investment property that earns rental income, you can claim it as a tax deduction on your income tax return. For example, if you pay A$5,000 in land tax on a rental property and your marginal tax rate is 37%, the tax deduction saves you A$1,850 in income tax. Land tax on your home or vacant land that does not earn income is not deductible.
How does land tax affect property investors?
Land tax can significantly affect the returns on investment property. A property with a land value of A$800,000 in Victoria could attract over A$5,000 in land tax per year. This reduces your net rental yield. Many investors factor land tax into their cash flow calculations before buying. Spreading properties across different states can help, as each state calculates land tax separately. Buying in your own name versus a trust also matters.
ATO-Aligned: Based on 2024-25 ATO rates and thresholds. For personal advice, speak to a qualified tax agent.
Disclaimer: This calculator provides estimates based on current ATO rates and thresholds for the 2024–25 financial year. It does not constitute professional tax, financial, or legal advice. Your actual liability may differ depending on your individual circumstances. Always consult a qualified tax agent before making financial decisions. Read our terms
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