Victoria Land Tax Calculator 2025-26
Calculate your annual Victoria land tax based on site values. Includes trust rates and absentee owner surcharge. Uses State Revenue Office rates effective from 1 January 2024.
Individual or company ownership. Threshold is $50,000.
Absentee owners pay an additional 4% surcharge.
Land tax is calculated on the combined site value of all your taxable land in VIC. Your principal place of residence is usually exempt.
Enter your property land values to calculate your land tax.
You can find the site value on your council rates notice.
Victoria land tax rates 2025-26
These rates apply for the 2024–2033 land tax years. The threshold was significantly reduced from $300,000 to $50,000 from 1 January 2024.
General rates (individual ownership)
| Total taxable land value | Tax payable |
|---|---|
| Under $50,000 | Nil |
| $50,000 – $99,999 | $500 |
| $100,000 – $299,999 | $975 |
| $300,000 – $599,999 | $1,350 + 0.3% of amount over $300,000 |
| $600,000 – $999,999 | $2,250 + 0.6% of amount over $600,000 |
| $1,000,000 – $1,799,999 | $4,650 + 0.9% of amount over $1,000,000 |
| $1,800,000 – $2,999,999 | $11,850 + 1.65% of amount over $1,800,000 |
| $3,000,000+ | $31,650 + 2.65% of amount over $3,000,000 |
Trust surcharge rates
Properties held in a trust (including discretionary, unit, and fixed trusts) are subject to higher rates with a lower threshold of $25,000. This is designed to discourage the use of trusts to minimise land tax.
Absentee owner surcharge
Absentee owners pay an additional 4% surcharge on their taxable land. From 1 January 2024:
- The surcharge rate doubled from 2% to 4%
- The threshold reduced from $300,000 to $50,000
An absentee owner is typically someone who does not ordinarily reside in Australia and is not an Australian citizen.
Key change: Threshold reduced in 2024
The Victorian Government reduced the land tax threshold from $300,000 to $50,000 from 1 January 2024. This change brought approximately 360,000 additional landowners into the land tax system.
If you own investment property with a site value over $50,000, you are now likely to pay land tax even if you were previously exempt.
Understanding site value
Victoria land tax is based on the site value of land—the value of the land itself without buildings or improvements. Site values are determined by the Valuer-General Victoria as at 1 January each year.
You can find your property's site value on:
- Your council rates notice
- The Land Victoria website
- Your State Revenue Office land tax assessment
Exempt land
The following types of land are generally exempt from Victoria land tax:
- Principal place of residence – Your home where you live (including up to 2 hectares)
- Primary production land – Used for primary production (conditions apply)
- Charities – Land used for charitable purposes
- Clubs and associations – Non-profit sporting and community organisations
- Rooming houses – Registered rooming house operators (conditions apply)
Vacant Residential Land Tax (VRLT)
From 1 January 2025, the Vacant Residential Land Tax applies across all of Victoria to residential land that has been vacant for more than 6 months in the preceding calendar year.
| Years vacant | VRLT rate |
|---|---|
| 1st year | 1% of capital-improved value |
| 2nd consecutive year | 2% of capital-improved value |
| 3rd+ consecutive year | 3% of capital-improved value |
Note: VRLT is based on capital-improved value (including buildings), not site value. This calculator does not include VRLT—it calculates standard land tax only.
Frequently asked questions
What is the Victoria land tax threshold?
The general threshold is $50,000 for individual ownership. For properties held in a trust, the threshold is $25,000. These thresholds were reduced from $300,000 from 1 January 2024.
Is my home subject to land tax?
No. Your principal place of residence is exempt from land tax in Victoria, including up to 2 hectares of land. You only pay land tax on investment properties, vacant land, and other non-exempt holdings.
Why are trust rates higher?
The Victorian Government introduced higher rates for trust-held land to discourage the use of trusts to minimise land tax through multiple entities. The threshold for trusts is $25,000 compared to $50,000 for individuals.
How does Victoria compare to NSW?
Victoria has a much lower threshold ($50,000 vs $1,075,000 in NSW), meaning more property owners pay land tax. Victoria also has separate trust rates and a 4% absentee surcharge compared to NSW's 5% foreign owner surcharge.
When is Victoria land tax assessed?
Land tax is assessed based on land ownership at midnight on 31 December each year. The State Revenue Office issues assessments from January onwards. You can pay in full or apply for a payment plan.
Is land tax deductible for investors?
Yes. If you own investment property, land tax is generally deductible as a holding cost against your rental income in your tax return. Consult a tax professional for advice specific to your situation.
VIC Land Tax Guides
See pre-calculated land tax on common land values and compare nearby thresholds.