How is Australian land tax calculated?

Land tax is levied on the unimproved land value above a state-specific tax-free threshold, using progressive rate bands. Your principal place of residence is exempt in every state; only investment properties, holiday homes, and commercial holdings attract land tax.

Which states have the highest land tax thresholds?

Tax-free thresholds differ widely in 2026-27: NSW A$1,075,000 (2026 land tax year, the highest general threshold), South Australia A$936,000, Queensland A$600,000, Western Australia A$300,000, Tasmania A$125,000 and Victoria A$50,000. The ACT has no threshold on rented residential land and adds a fixed charge of A$1,778. The Northern Territory levies no land tax.

Do first home buyers pay stamp duty in Australia?

First home buyers in most states receive a full stamp duty exemption below a state-specific value cap (e.g. NSW: A$800,000, VIC: A$600,000, QLD: A$700,000) and a concessional rate above that cap up to a second ceiling. The calculator applies the current rules per state automatically.

Land tax + council rates + FHB

All 8 states · 2026-27 rates

Single tool covering annual land tax (with foreign-owner surcharges), council rates band by LGA tier, and first-home-buyer stamp-duty concession status. Sources linked on every card, general individual rates for 2026-27 (2026 land tax year in NSW and Victoria).

StateLand value (UV)

Property value (CIV)

FHB property price

Council tierForeign owner (apply state surcharge)

Land tax (annual)

$3,150

0.420% effective rate

Rates current as at2026 (FY 2026-27)

Tax-free threshold$49,999

Base land tax$3,150

Foreign surchargeNot applied

Calculated using the VIC 2026 general land tax scale for individual owners. Investment or non-PPOR land only, your own home is exempt.

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Council rates (annual)

$4,200

Middle Metro band, typical

Low estimate$3,360

Mid estimate$4,200

High estimate$5,600

Estimated from ABS Local Government Finance Statistics 5512.0 by LGA tier. Per-LGA rate-per-$ on UV varies; check your council's annual budget for the exact figure.

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First-home-buyer concession

Partial concession

+ up to $10,000 FHOG (new builds)

Full exemption ceiling$600,000

Partial concession ceiling$750,000

FHOG amount$10,000

Full duty exemption up to $600k. Tapered concession $600k to $750k. $10k FHOG on new builds. Tapered concession applies up to $750,000. Exact saving depends on price band.

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