Guide
Land tax by state 2026: thresholds and what investors pay
Land tax is charged every year on the land value of investment property, and each state sets its own threshold and rates. Here is what an individual investor pays on the same land value in every state and territory.
By Mossy Taheri, licensed buyer’s agent · Updated
The short answer
On $700,000 of investment land, an individual pays no land tax in NSW, South Australia or the NT, and up to about $8,658 a year in Australian Capital Territory. Thresholds and rates vary widely, so the same portfolio can cost thousands more a year to hold in one state than another.
Yearly land tax for an individual investor, by state
2026 land tax year rates for an individual owner, on total taxable land value (your home is excluded), ranked from lowest to highest at $700,000. ACT figures are for a single rented property and include the fixed charge. WA figures exclude the Perth metropolitan region improvement tax.
| State | $400,000 | $700,000 | $1,000,000 |
|---|---|---|---|
| New South Wales | Nil | Nil | Nil |
| South Australia | Nil | Nil | $320 |
| Northern Territory | Nil | Nil | Nil |
| Western Australia | $300 | $1,000 | $1,750 |
| Queensland | Nil | $1,500 | $4,500 |
| Victoria | $1,650 | $2,850 | $4,650 |
| Tasmania | $1,288 | $4,738 | $9,238 |
| Australian Capital Territory | $4,938 | $8,658 | $12,378 |
Land tax thresholds by state
| State | Tax-free threshold (individuals) |
|---|---|
| New South Wales | $1,075,000 |
| Victoria | $50,000 |
| Queensland | $600,000 |
| Western Australia | $300,000 |
| South Australia | $936,000 |
| Tasmania | $125,000 |
| Australian Capital Territory | None (charged per rented property) |
| Northern Territory | No land tax |
How land tax works
- It is charged every year on the land value of property you own other than your home, as at a set date (usually 30 June or 31 December).
- In most states it is assessed on your total land holdings in that state, so a second property can push you over the threshold or into a higher band.
- Each state assesses separately: owning in two states means two thresholds, which is one reason investors spread purchases across states.
- Trusts and companies often pay higher rates or get no threshold, so the structure you buy in matters.
- Land tax on rental property is generally tax-deductible.
Work out your own figure
The land tax calculator uses the same rates for any land value, and the cash flow calculator shows land tax alongside your other holding costs. For the one-off cost of buying, see stamp duty by state.
Sources and how we calculated it
Rates and thresholds for individuals published by each state revenue office, applied to the land value shown. Surcharges for trusts, companies and foreign owners are not included. We update this page each land tax year. General information only, not tax advice.
- New South Wales: rates
- Victoria: rates
- Queensland: rates
- Western Australia: rates
- South Australia: rates
- Tasmania: rates
- Australian Capital Territory: rates
Cite this page: Rising Returns, “Land Tax by State 2026: Thresholds and Rates for Investors”, updated 24 October 2026, https://risingreturns.com.au/land-tax-by-state/
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Book a free discovery callLand tax by state: common questions
Which states have no land tax for investors?
The Northern Territory has no land tax. In NSW, Queensland and South Australia, an individual pays nothing until their total taxable land value passes the threshold ($1,075,000, $600,000 and $936,000 respectively).
How much land tax will I pay on $700,000 of land?
As an individual: nothing in NSW, SA and the NT, about $1,000 in WA (before the Perth metropolitan improvement tax), $1,500 in Queensland, $2,850 in Victoria, $4,738 in Tasmania and about $8,658 in the ACT on a single property.
Is land tax charged on the property value or the land value?
On the land value set by the state's valuer, not the purchase price. Land value is usually well below the price, especially for apartments, where each owner's share of the land is small.
Does land tax apply to my home?
No. Your principal place of residence is exempt in every state. Land tax applies to investment property, holiday homes and vacant land.
Is land tax tax-deductible?
Generally yes, for land that earns rental income, as a cost of earning that income. Check your situation with your accountant.
General information only. It doesn’t consider your personal circumstances and isn’t financial, tax, credit or legal advice. Speak to a licensed professional before you act.