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Real Estate Insight

Land tax

Victorian land tax calculator 2026

Enter the total site value of your Victorian land, excluding your home. You'll see the 2026 bill, how much of it is the COVID debt levy, and when each party's election promise would take you out of land tax.

By the Real Estate Insight team · Last reviewed 6 October 2026 · How we check our numbers

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Every property except your home, added up. The 2026 assessment uses site values at 1 January 2025.

Decides whether a foreign owner surcharge applies. Each state draws the line differently.

Victoria · 2026 land tax year

$3,450 a year

General rates. 0.43% of the land value. Each extra $1,000 of land adds $6.

How it adds up

Land tax $3,450
Of which, COVID debt temporary measures ($1,475)
Total$3,450

Victorian election, 28 November 2026

What the parties promise on the tax-free threshold

Promises, not law. Both would raise the threshold from $50,000 back towards the $300,000 it was before the COVID debt measures. Years are as each party states them.

YearLaborCoalition
2027/28 $75,000 $100,000
2028/29 $100,000 $150,000
2029/30 $125,000 $200,000
2030/31 $150,000 $250,000
2031/32 – $300,000
2033/34 $300,000 –

At $800,000 you're above the old $300,000 threshold, so neither plan takes you out of land tax. Neither party has said whether the $975 charge and the extra 0.1 percentage points on larger holdings would go; under current law they end after the 2033 land tax year.

The same $800,000 of land in every state

An Australian citizen holding it personally. ACT: one property with this AUV.

NSW Nil
VIC $3,450
QLD $2,500
WA $1,950
SA Nil
TAS $6,237.50
ACT $9,898
NT No land tax

About this estimate. General information, not advice. Rates and thresholds for the land tax year shown, checked against each revenue office. Your home, primary production land and other exempt land aren't counted. Revenue offices add up everything you own in the state (except in the ACT), and joint owners are also assessed on their shares alongside their other land, so your notice can differ. How we check our numbers.

Victorian land tax rates for 2026

These general rates apply to individuals and companies for the 2024 to 2033 land tax years. They already include the COVID debt measures. Each bracket starts at the value shown, so a site value of exactly $300,000 pays $1,350.

Land valueLand tax
$0 to $49,999Nil
$50,000 to $99,999$500
$100,000 to $299,999$975
$300,000 to $599,999$1,350 plus 0.3% of the value over $300,000
$600,000 to $999,999$2,250 plus 0.6% of the value over $600,000
$1,000,000 to $1,799,999$4,650 plus 0.9% of the value over $1,000,000
$1,800,000 to $2,999,999$11,850 plus 1.65% of the value over $1,800,000
$3,000,000 or more$31,650 plus 2.65% of the value over $3,000,000

How much of your bill is the COVID debt levy?

Before 2024, nobody paid land tax in Victoria on less than $300,000 of land. To help pay down debt from the pandemic, the government cut that threshold to $50,000, added flat charges of $500 and $975 below $300,000, and lifted every rate above it by 0.1 percentage points on top of a $975 charge. Those measures are legislated until 30 June 2033.

For a holding under $300,000, the whole bill is the levy. Above that it's a smaller share: $1,125 of the $1,800 bill on $450,000, and $1,475 of the $3,450 bill on $800,000. The calculator shows the split for your land.

Land tax and the 28 November 2026 election

Both major parties say they'll undo the threshold cut, at different speeds.

  • Labor (announced 4 October 2026) would lift the threshold by $25,000 a year: to $75,000 in 2027/28, $100,000 in 2028/29, $125,000 in 2029/30 and $150,000 in 2030/31, reaching $300,000 in 2033/34. Labor puts the cost at $230 million over five years.
  • The Coalition (budget reply, 12 May 2026) would lift it by $50,000 a year for five years, starting at $100,000 in its first budget and reaching $300,000 by 2031/32.

Three things to keep in mind. These are promises, not law, and nothing changes until legislation passes. Both parties describe financial years, but Victorian land tax runs on calendar years, so the exact first land tax year isn't settled. And neither has said what happens to the $975 charge and the extra 0.1 percentage points on holdings above $300,000, which under current law end after the 2033 land tax year anyway.

Trusts pay the surcharge rates

Discretionary trusts pay these higher rates unless the trust has nominated a beneficiary's principal place of residence. Unit and fixed trusts pay them until the SRO has been told who the unitholders or beneficiaries are and their shares.

Land valueLand tax
$0 to $24,999Nil
$25,000 to $49,999$82 plus 0.375% of the value over $25,000
$50,000 to $99,999$676 plus 0.375% of the value over $50,000
$100,000 to $249,999$1,338 plus 0.375% of the value over $100,000
$250,000 to $599,999$1,901 plus 0.675% of the value over $250,000
$600,000 to $999,999$4,263 plus 0.975% of the value over $600,000
$1,000,000 to $1,799,999$8,163 plus 1.275% of the value over $1,000,000
$1,800,000 to $2,999,999$18,363 plus 1.1072% of the value over $1,800,000
$3,000,000 or more$31,650 plus 2.65% of the value over $3,000,000

The absentee owner surcharge

Owners who aren't Australian citizens or permanent residents and who live overseas pay an extra 4% of their land value each year, on top of the general or trust rates. That's $24,000 a year on $600,000 of land. Companies incorporated overseas or controlled by absentees, and trusts with an absentee beneficiary, pay it too. A temporary visa holder who lives in Victoria doesn't.

When you're assessed, and on what value

Victorian land tax is worked out on everything you own at midnight on 31 December, and charged for the following calendar year. The 2026 bill uses site values set on 1 January 2025. There's no averaging, so a jump in the valuation flows straight through. Notices generally go out between January and June.

Jointly owned land gets its own joint assessment, with one threshold. Each owner's share is also added to their individual holdings, with a deduction so they don't pay twice.

What's exempt, and the vacant land tax

Your principal place of residence and primary production land are exempt. Separately, Victoria charges a vacant residential land tax on homes left empty for more than six months of a year: 1% of the capital improved value in the first year, 2% in the second consecutive year and 3% after that. From 2026 it also reaches some residential land in metropolitan Melbourne left undeveloped for five years or more.

Questions people ask

What is the land tax threshold in Victoria for 2026?
$50,000 of site value for individuals and companies, and $25,000 for trusts paying the surcharge rates. The general threshold was $300,000 until the COVID debt measures cut it from the 2024 land tax year.
How much is land tax on $800,000 in Victoria?
$3,450 a year for an individual on the general rates: $2,250 plus 0.6% of the $200,000 above $600,000. That includes $1,475 from the COVID debt measures.
What is the COVID debt levy on land tax?
The temporary measures that run from the 2024 to the 2033 land tax years: the threshold cut to $50,000, flat charges of $500 (site value $50,000 to under $100,000) and $975 (to under $300,000), and $975 plus an extra 0.1 percentage points on larger holdings. They are legislated to end on 30 June 2033.
When is Victorian land tax assessed?
On what you own at midnight on 31 December. The 2026 bill covers land owned at the end of 2025, at its 1 January 2025 site value. The SRO generally issues notices between January and June.
Do trusts pay more land tax in Victoria?
Usually. Discretionary trusts, and unit and fixed trusts that haven't told the SRO who their beneficiaries are, pay the trust surcharge rates, which start at $25,000. A fixed trust that has notified its beneficiaries pays general rates, and each beneficiary is also assessed on their share.
What is the absentee owner surcharge?
An extra 4% of the land value a year for owners who aren't Australian citizens or permanent residents and live overseas (absent on 31 December, or for more than six months of the year). Temporary visa holders living in Victoria don't pay it. From 2026, New Zealand citizens are assessed like other foreign citizens.
Will land tax change after the Victorian election?
Both Labor and the Coalition have promised to raise the $50,000 threshold back towards $300,000 over several years from 2027/28. These are election promises, not law. The calculator above shows when each plan would take your land out of tax.
Is my home exempt from land tax in Victoria?
Yes. Your principal place of residence is exempt, as is primary production land. The calculator only counts land you would be taxed on.

Sources