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Victoria · Land tax

VIC land tax calculator

This land tax calculator for Victoria works out your annual bill for the 2026 tax year — assessed on the land you owned at midnight 31 December 2025 — using the SRO schedules that apply for 2024–2033, including the COVID debt levy and the trust surcharge rates.

2026 tax year rates · verified

Rates verified against the official sources — how we check.

The combined site value of all your taxable Victorian land (from your council rates notice) — not purchase prices, and not your exempt home.

The land is owned by…

Your tally

Land tax at general rates$3,450
Annual land tax$3,450

That's an effective 0.43% of your taxable land value, each year.

Estimate for standard holdings. Exemptions (home, primary production and others), joint ownership and grouping rules change the result — confirm with SRO Victoria.

Australia’s lowest land tax threshold: $50,000, until at least 2033.

The COVID Debt Repayment Plan cut Victoria’s tax-free threshold from $300,000 to $50,000 and added flat charges of $500 ($50k–$100k of land) and $975 ($100k+), plus 0.1 percentage points on rates above $300,000. It runs for the 2024–2033 land tax years — a single modest investment unit’s land share is often enough to be taxed.

How Victoria land tax works

Land tax in Victoria is an annual tax on the total site value of everything taxable you owned at midnight 31 December — the 2026 tax year looks at 31 December 2025. Site value is the land alone (it is on your council rates notice), your principal place of residence is exempt, and primary production land generally is too. What is left — rentals, holiday houses, commercial land, vacant blocks — is added together and taxed on one schedule.

Since 2024 the schedule has carried the COVID debt levy: a $500 flat charge from $50,000, $975 from $100,000, then marginal rates from 0.3% to 2.65% above $3m. Land held on trust pays a separate, higher schedule from a $25,000 threshold until the two converge at $3m. Absentee owners add 4% of their entire taxable value on top.

VIC land tax — general rates

VIC land tax — general rates — Victoria land tax scale
Taxable valueLand tax
Under $50,000Nil
$50,000 – <$100,000$500 flat
$100,000 – <$300,000$975 flat
$300,000 – <$600,000$1,350 + 0.3% of the amount over $300,000
$600,000 – <$1,000,000$2,250 + 0.6% of the amount over $600,000
$1,000,000 – <$1,800,000$4,650 + 0.9% of the amount over $1,000,000
$1,800,000 – <$3,000,000$11,850 + 1.65% of the amount over $1,800,000
$3,000,000 and over$31,650 + 2.65% of the amount over $3,000,000

2024–2033 schedule, COVID debt levy included.

VIC land tax — trust surcharge rates

VIC land tax — trust surcharge rates — Victoria land tax scale
Taxable valueLand tax
Under $25,000Nil
$25,000 – <$50,000$82 + 0.375% of the amount over $25,000
$50,000 – <$100,000$676 + 0.375% of the amount over $50,000
$100,000 – <$250,000$1,338 + 0.375% of the amount over $100,000
$250,000 – <$600,000$1,901 + 0.675% of the amount over $250,000
$600,000 – <$1,000,000$4,263 + 0.975% of the amount over $600,000
$1,000,000 – <$1,800,000$8,163 + 1.275% of the amount over $1,000,000
$1,800,000 – <$3,000,000$18,363 + 1.1072% of the amount over $1,800,000
$3,000,000 and over$31,650 + 2.65% of the amount over $3,000,000

Land held on trust; converges with general rates at $3m.

Land tax in VIC — quick answers by value

Annual land tax at each taxable value, computed by the same tested engine as the calculator:

Land tax in VIC at a range of land values
Taxable land valueGeneral ratesTrust rates
$50,000$500$676
$100,000$975$1,338
$300,000$1,350$2,239
$500,000$1,950$3,589
$800,000$3,450$6,213
$1,000,000$4,650$8,163
$2,000,000$15,150$20,577
$3,000,000$31,650$31,650

Worked examples

  • One investment unit with a $90,000 land share: flat charge of $500 a year — this owner paid nothing before 2024.
  • An investor with $800,000 of site value: $2,250 + 0.6% × $200,000 = $3,450 a year.
  • The same land held on trust: $4,263 + 0.975% × $200,000 = $6,213 a year.
  • An absentee owner of $1,000,000 of land: $4,650 general + $40,000 surcharge = $44,650 a year.

Land tax is one line of the annual holding picture — the negative gearing calculator shows the after-tax cost of the whole thing, since land tax is generally deductible against rent. Buying? The LMI calculator covers mortgage insurance over 80% LVR, and the CGT calculator covers the day you eventually sell.

Frequently asked questions

What is the land tax threshold in Victoria for 2026?
Just $50,000 of total site value — the lowest in Australia. It was $300,000 until the COVID Debt Repayment Plan cut it from the 2024 land tax year; the levy runs to 2033. Land held on trust is taxed from $25,000.
How much is land tax on $100,000 of land in Victoria?
A flat $975 a year at general rates for land between $100,000 and $300,000 ($500 for $50,000–$100,000). The flat charges are part of the 2024–2033 COVID debt levy.
How is land tax calculated in Victoria?
The SRO adds up the site value of every piece of Victorian land you owned at midnight 31 December, leaves out exempt land such as your home, and applies one scale to that combined total. It is not worked out property by property — which is why a second property can push the whole holding into a higher band. The calculator above does the same aggregation.
Who pays land tax in Victoria?
Whoever owned the land at midnight on 31 December, once the taxable total passes $50,000 ($25,000 for land held on trust). That covers individuals, companies and trustees alike, and it follows ownership on that date — selling in January does not remove the assessment for that year. Absentee owners pay the surcharge on top.
How can I reduce land tax in Victoria legally?
The exemptions do the real work: your principal place of residence is exempt at any value, and genuine primary production land is too. Beyond that, most of what people try backfires — land split across trusts pays the trust surcharge from $25,000, and joint ownership does not multiply the threshold, because jointly held land is assessed together first. There is no structure that quietly makes an investment property exempt. Talk to a registered tax agent before restructuring anything.
Do I pay land tax on my home in Victoria?
Generally no — your principal place of residence is exempt, whatever its value. Land tax reaches investment properties, holiday homes, commercial land and vacant blocks.
What is the absentee owner surcharge?
An extra 4% of the entire taxable value, on top of land tax, for foreign individuals who don’t ordinarily reside in Australia and for absentee companies and trusts. From 1 January 2026, New Zealand citizens are treated like other foreign citizens. Absentees must notify the SRO by 15 January or face penalties.
Why are trusts taxed more in Victoria?
Land held on trust pays a surcharge schedule that starts at $25,000 and runs roughly 0.375 percentage points above general rates, to discourage splitting land across trusts to multiply thresholds. From $3m the trust and general schedules are identical.
Is vacant residential land tax the same thing?
No — vacant residential land tax (VRLT) is a separate tax on homes left vacant more than six months in a year, at 1%, 2% then 3% of capital improved value for consecutive vacant years, applying statewide from 2025. A property can owe both VRLT and land tax.

Keep tallying

VIC

Stamp duty calculator VIC

The one-off duty when you buy — with every concession applied.

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Australia

Negative gearing calculator

Land tax is deductible against rent — see the true after-tax cost of holding.

Open calculator →

Sources

Prefer the method itself? See how to calculate land tax. Rates last verified 2026-08-28 for the 2026 land tax year. General information only — not financial, legal or tax advice.