Victoria Land Tax Calculator 2026
Estimate annual Victoria land tax from the aggregated site value of taxable land. Uses current SRO general, trust surcharge and absentee owner rates for the 2024–2033 land tax years.
General SRO rates: $50,000 threshold for individuals, companies and eligible notified trusts.
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.
Next best steps
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 for 2026
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
Land assessed at the trust surcharge rates has a lower threshold of $25,000. A fixed or unit trust that has notified the SRO of beneficiaries or unit holders may instead be assessed at general rates, so use the rate table shown on your assessment.
| Total taxable value | Trust surcharge tax payable |
|---|---|
| Under $25,000 | Nil |
| $25,000 – under $50,000 | $82 + 0.375% of amount over $25,000 |
| $50,000 – under $100,000 | $676 + 0.375% of amount over $50,000 |
| $100,000 – under $250,000 | $1,338 + 0.375% of amount over $100,000 |
| $250,000 – under $600,000 | $1,901 + 0.675% of amount over $250,000 |
| $600,000 – under $1,000,000 | $4,263 + 0.975% of amount over $600,000 |
| $1,000,000 – under $1,800,000 | $8,163 + 1.275% of amount over $1,000,000 |
| $1,800,000 – under $3,000,000 | $18,363 + 1.1072% of amount over $1,800,000 |
| $3,000,000 and over | $31,650 + 2.65% of amount over $3,000,000 |
Absentee owner surcharge
Absentee owners pay an additional 4% of taxable value once the applicable threshold is reached. The calculator adds this to either the general or trust surcharge result.
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 general land tax threshold from $300,000 to $50,000 from the 2024 land tax year as part of the temporary COVID debt levy settings.
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:
Exempt land
The following types of land are generally exempt from Victoria land tax:
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.
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?
Your principal place of residence may be exempt if the SRO ownership, residential-building and occupancy requirements are met. Holiday homes do not qualify, and business use, a separately rented residence or some trust ownership can lead to partial or no exemption.
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 are multiple Victorian properties assessed?
The SRO aggregates the site values of all taxable Victorian land owned by the same taxpayer at midnight on 31 December. Exempt land such as an eligible principal place of residence is excluded. The progressive rate is applied once to the aggregated taxable value.
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.
What value should I enter?
Enter the site value, also called taxable value, from the statement of lands on your assessment, council rates notice or My Land Tax. Do not enter the property's market value or capital-improved value. The latter is used for VRLT, not standard land tax.
Tax Accuracy & Sources
Uses the SRO's published 2024–2033 general, trust surcharge and absentee owner rates on aggregated taxable site value. The trust option assumes the land is assessed at trust surcharge rates. It does not calculate joint-owner or beneficiary deductions, notified-trust assessments, partial interests, exemptions, special single-holding rates or Vacant Residential Land Tax.
VIC Land Tax Guides
See pre-calculated land tax on common land values and compare nearby thresholds.