Calculator
Land Tax
Annual land tax across every Australian state by ownership structure — individual, joint, company, trust or SMSF. Tax is on the unimproved (taxable) land value, not market value. State-specific surcharges (absentee, foreign, vacant) are toggled separately to mirror the official calculators.
Official source: NSW Revenue Office land tax →Estimated annual land tax
$0
NSW · Individual (own name)
Base land tax
$0
Surcharge
$0
None applicable
State threshold
$1,075,000
Tax-free landholding before this structure pays
Effective rate on land
0.000%
General information only. Calculations are indicative, based on simplified rules current at FY2024–25, and exclude items such as foreign buyer surcharges, off-the-plan concessions, principal-place-of-residence rules and lender policy variation. Always verify with your accountant, broker and the relevant State Revenue Office calculator before transacting.
About this calculator
Land Tax Calculator (Australia, All States)
Land tax is the silent killer of Australian investment property returns. It's calculated annually on the unimproved land value of your holdings (not the building) and is aggregated across all properties you own in each state. Worse, the ownership structure dramatically changes the bill — most states apply a separate trust surcharge with no threshold, meaning a $300,000 land holding in a trust can attract land tax in states where the same property in an individual's name wouldn't. This calculator models the current FY2024–25 rates across all states for each structure type.
When to use it
- Modelling the cost of holding a property in a trust vs personal name
- Sizing the annual land tax bill on a portfolio across multiple states
- Comparing investment locations on after-land-tax cashflow
- Forecasting land tax growth as land values appreciate
How to use it
- 1
Enter land value
Use the unimproved land value from your council rates notice or state Valuer-General notice — not the market value of the property.
- 2
Select state
Each state has different thresholds, rates and trust surcharge rules. NSW, VIC and QLD are typically the highest.
- 3
Choose ownership structure
Individual, trust (discretionary), company or SMSF. The differences can run into thousands of dollars annually.
- 4
Read the annual bill
Land tax is paid annually and is fully deductible against rental income from the property generating the tax.
Methodology & assumptions
Each state's progressive land tax schedule is applied to total taxable land value above the relevant threshold. NSW's general threshold is ~$1.075m, VIC ~$50k (much lower), QLD ~$600k.
Trust surcharges are modelled where they apply: VIC adds a 0.375% absentee/trust surcharge from the first dollar in many cases; NSW applies a special trust surcharge.
Aggregation rules apply — land owned in the same name across multiple properties in the same state is summed before the schedule is applied.
Principal place of residence is excluded from the calculation. Only investment-held land is taxable in most states.
Common pitfalls we see
- Buying in VIC through a discretionary trust without modelling the surcharge — the threshold for trusts is far lower than for individuals.
- Ignoring aggregation. Five investment properties in NSW are taxed on the combined land value, not five separate thresholds.
- Forgetting that land value (not property value) is the base. Apartment investors often underestimate their exposure.
- Assuming SMSF holdings are tax-free. SMSF-owned property still attracts land tax in most states.
Frequently asked questions
Is land tax deductible?
Yes — land tax on income-producing property is fully deductible against rental income in the year it's incurred, reducing your taxable rental profit.
Do you pay land tax on your principal place of residence?
Generally no. All states exempt the principal place of residence from land tax, subject to occupancy and value tests.
Which state has the highest land tax?
Victoria has the lowest threshold and aggressive trust surcharges, making it the highest annual cost for many portfolios. NSW has the highest absolute top-bracket rate.
Do trusts pay more land tax than individuals?
Yes in most states. Trusts often have a lower threshold and an additional surcharge, making the same property significantly more expensive to hold in a trust.