Land Tax Estimator

See what the annual land tax on your holdings is likely to be, including trust, absentee and foreign owner surcharges — before the assessment arrives.

VIC and NSW only at this stageRate tables for the remaining states and territories are being verified against each revenue office before release, and those tabs stay disabled until they are. The Northern Territory does not levy land tax at all.

Land holdings

Total taxable land value

The aggregated site (unimproved) value of all taxable land you own in the state — not the property value and not what you paid. Your principal place of residence is generally excluded.

Held by

Victorian land held on trust is assessed on a separate surcharge scale.

Owner status

Absentee owner — a 4% surcharge applies from the first dollar. Does not apply to Australian citizens or permanent residents.

How this is worked out

Effective rate

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of total land value

Tax-free threshold

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in this state

Monthly equivalent

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spread across the year

How the bill scales with land value

Your holdingOther land values

Land tax is assessed on the combined value of every taxable parcel you hold in a state, so three properties worth $300,000 of land each are taxed as a single $900,000 holding, not as three separate ones under the threshold. Splitting a portfolio across entities does not avoid this — trusts have their own, lower threshold and grouping rules apply.

Not sure which of your properties are actually being taxed?

Exemptions, joint ownership deductions and trust nominations can change a land tax bill substantially. Send us your holdings and we'll check what should and shouldn't be in the assessment.

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What land tax is, and why the bill keeps growing

Land tax is an annual state tax on the site value of land you own — the value of the dirt, set by the Valuer-General, with no allowance for the house or anything else built on it. It is separate from stamp duty, which you pay once when you buy.

Every state aggregates the site value of all your taxable land within that state and applies a sliding scale above a threshold. Your principal place of residence is generally exempt everywhere. Thresholds do not carry across borders, so land in two states gets the benefit of both thresholds.

Because assessments follow the Valuer-General's annual revaluation rather than your purchase price, bills move even when nothing about your holding changes. In Victoria the general threshold dropped from $300,000 to $50,000 from the 2024 land tax year, which brought several hundred thousand additional owners into the system.

Rates & assumptions used

Victoria — general and trust surcharge rates published by the State Revenue Office for the 2024 to 2033 land tax years (page updated 20 July 2026). Tax-free threshold $50,000 general, $25,000 trust. Absentee owner surcharge 4% from the 2024 land tax year. Assessed on site values at midnight on 31 December preceding the assessment year.
New South Wales — general threshold $1,075,000 and premium threshold $6,571,000, both frozen from 1 January 2025. General rate $100 plus 1.6% above the general threshold; premium rate $88,036 plus 2.0% above the premium threshold. Foreign owner surcharge on residential land 5% with no threshold. Assessed at midnight on 31 December.
Land tax is assessed on the aggregate value of all taxable land held in a state. Thresholds do not stack across states.
Not modelled: principal place of residence, primary production, charitable and other exemptions; joint ownership deductions; build-to-rent discounts; Victorian vacant residential land tax (see the separate calculator); the Victorian Commercial and Industrial Property Tax; the Victorian Emergency Services and Volunteers Fund levy; NSW three-year averaging of land values.

Buying or selling land subject to a land tax charge?

Land tax follows the land, and a property clearance certificate is how you find out what is owing before settlement.

Important. Figures shown are estimates generated from the information you enter. They are not an assessment, a quote, or a statement of what you will actually pay.

Land tax is assessed by the relevant state revenue office on the aggregate site value of all taxable land you hold in that state, using valuations set by the Valuer-General. Exemptions, concessions, joint ownership deductions, trust nominations and grouping rules can change the result substantially and are not modelled here. Your actual assessment will be issued by the revenue office.

This calculator provides a general estimate only, based on the figures you enter and the rates and assumptions listed above as at 28 July 2026. It is not legal, financial, tax or credit advice, does not take account of your objectives, financial situation or needs, and is not a substitute for advice from a qualified adviser. Rates, thresholds, concessions and eligibility rules change, and an official assessment may differ from this estimate. You should confirm your position with the relevant revenue office or the Australian Taxation Office and obtain your own professional advice before acting.