Land Tax on $1,500,000 in New South Wales (2025-26)
Different situation? Run the NSW land tax calculator
This page assumes an individual resident owner with no foreign or absentee surcharge. Trust ownership, foreign-owner surcharge, multi-property holdings, and PPOR exemption can change the result substantially.
Land Tax Breakdown
| Land value | $1,500,000 |
| Taxable portion | $425,000.00 |
| Base land tax | $6,900.00 |
| Surcharges | $0.00 |
| Total annual land tax | $6,900.00 |
| Effective rate | 0.460% |
Assumes individual resident owner with no foreign or absentee surcharges. Principal place of residence is generally exempt from land tax, and ACT land tax applies to non-PPOR residential properties.
Compare Nearby Land Values in NSW
| Land Value | Land Tax | Effective Rate |
|---|---|---|
| $1,000,000 | $0.00 | 0% |
| $1,500,000 | $6,900.00 | 0.460% |
| $3,000,000 | $30,900.00 | 1.030% |
Compare Land Tax Across States
Land holdings in this value range
At $600,000 to $2 million in land value, you exceed the thresholds in all states. Land tax is now an ongoing annual cost that must be factored into your investment return calculations. At this level, land tax typically ranges from $2,000 to $30,000 per year depending on the state. The ownership structure (individual vs trust vs company) starts to significantly affect the tax bill because trusts often have lower thresholds and higher rates.
Ownership structure matters
In VIC, trusts have a $25,000 threshold vs $50,000 for individuals. In SA, trusts without a nominated beneficiary pay tax on the entire value at a flat rate (not just the excess). Review whether your current ownership structure is the most tax-efficient for land tax purposes — but balance this against CGT, asset protection, and income tax implications.
Factor land tax into rental yield
Land tax is a recurring annual cost that reduces your net rental yield. On a $1 million land value in VIC, land tax can be $4,975/year — roughly equivalent to 2-3 weeks of rent on a typical investment property. Include land tax in your yield calculations alongside council rates, insurance, and management fees.
PPOR exemption is your biggest lever
Your principal place of residence is exempt from land tax in every state (ACT exempts PPOR from land tax but charges general rates). If you own one investment property and one PPOR, only the investment property is assessed. Some investors restructure to hold PPOR personally and investment properties in different structures.
Typical owners: Multi-property investors, family trusts holding residential investments, and self-managed super funds with investment property.
Land Tax in New South Wales
NSW has a $1,075,000 general land tax threshold for 2026. Revenue NSW applies it to the combined 3-year average value of all taxable NSW land, so multiple holdings are aggregated before the threshold is applied.
How to calculate land tax on $1,500,000 in NSW
- Start with taxable land value of $1,500,000 in New South Wales.
- Apply the state threshold ($1,075,000.00) to determine taxable land value.
- Calculate base land tax and add any state surcharges (if applicable).
- Confirm the annual land tax result ($6,900.00) and compare with nearby values or other states.
NSW Land Tax Calculator
Need a detailed calculation for New South Wales? Use the NSW calculator to adjust ownership type, surcharges, and multiple properties.