TAS Land Tax Calculator

What is TAS Land Tax?

Land tax is an annual state government tax on the total value of land you own, excluding your principal place of residence. Each state sets its own thresholds and rates, and land tax applies mainly to investment properties.

How this calculator works

Use this stamp duty and property cost calculator to compare state-by-state costs. Unlike stamp duty (a one-off payment on purchase), land tax is an ongoing annual cost. Your principal residence is generally exempt. Land values are assessed annually by the state Valuer General. Thresholds range from about $250,000 to $750,000 depending on the state — below the threshold, no land tax is payable. Above it, rates typically range from 0.5% to 2.5% on the land value (not the property value). Owning multiple investment properties means land values are aggregated, potentially pushing you into higher tax brackets.

State Thresholds and Rates (2025-26)

NSW: $1,075,000 threshold, 1.6% + $100 base above (premium 2% above $6.571M). VIC: $50,000 (lowest in AU), 0.2-2.65% incl COVID surcharge. QLD: $600k individuals, 1-2.75%. WA: $300k, 0.25-2.67%. SA: $833k, 0.5-2.4%. TAS: $125k, 0.55-1.5%. ACT: ALL non-PPR properties (no threshold), 0.5-1.1% on AUV + fixed charge. NT: NO land tax (only Australian jurisdiction without it).

What's Exempt

Principal Place of Residence (PPR/PPOR) — your home. PROOF: usually electoral roll registration + utility bills. SPECIAL EXEMPTIONS: deceased estates (typically 2 years), absences for work (varies by state, 4-6 years), retirement village units, primary production land. INVESTMENT PROPERTIES are NOT exempt — this is where most land tax bills come from. Holiday homes are generally NOT exempt.

Aggregation and Multiple Properties

Land tax is calculated on TOTAL LAND VALUE you own in a state, not per property. Three $400k investment properties in NSW = $1.2M aggregated, pushing you well above the $1.075M threshold even though no single property exceeds it. Joint ownership: usually treated as 50/50 default, but careful structuring (trusts, family members) can affect aggregation.

Foreign Owner Surcharges

All states except NT apply additional surcharges for non-resident foreign owners: NSW 5%, VIC 4% (Vacant Residential Land Tax), QLD 3%, WA 4%, SA 0.5-2.5%, TAS 1.5%, ACT 0.75%. Surcharges apply on top of standard land tax. Triggers: foreign nationals, foreign corporations, foreign trusts. Important: also applies to Australian citizens who live overseas in some cases — check state-specific definitions.

How Land Values Are Assessed

Each state has a Valuer General who assesses land values annually. Notional 'site value' (land only, ignoring improvements). NSW uses 3-year averages to smooth volatility. VIC uses Site Value (SV) for general rates AND land tax. Disputes: you can object within 60 days of receiving the Notice of Valuation; success rate ~20-30% if you have professional valuation evidence.

Minimising Land Tax Legally

(1) Stay below threshold by limiting holdings in any one state. (2) Diversify across states (each has its own threshold). (3) Family discretionary trusts MAY get separate thresholds (varies by state, anti-avoidance rules apply). (4) Joint ownership with spouse (single threshold but split assessment in some states). (5) Move to a different PPR — but you can only have ONE PPR at a time. (6) Avoid VIC for serious property investing (lowest threshold + COVID surcharge).

Updated for the 2025-26 financial year (1 July 2025 to 30 June 2026).

All calculations are performed in your browser — your data never leaves your device. Results are for general guidance only and should not be considered professional financial advice.

Built and maintained by Konstantin Iakovlev. Data sourced from the ATO and official Australian government sources.