Land Tax Calculator New South Wales
NSW assesses land tax annually on the aggregate unimproved value of all investment land you hold at midnight on 31 December.
Your NSW land holding
The unimproved (site) value of ALL investment land you hold in NSW. PPOR excluded.
Trusts and companies face different thresholds in NSW.
NSW annual land tax
$3,700
$100 + 1.6% of value above $1,075,000
Notes
- Applies to aggregate NSW land values on 31 December. Foreign-person surcharge land tax of 5% available via the foreign-owner option.
You'll pay this every year
Land tax is an annual deductible expense, and it climbs as you add NSW property. Vestly aggregates your land values automatically, flags threshold cliffs before they hit, and files land tax into your EOFY deduction pack.
Track land tax across your portfolioStart a 7-day free trial, $0 today. Then $9.90 per active property a month, GST included. Cancel anytime.
How NSW land tax works
NSW land tax is administered by Revenue NSW. It applies to investment land - your principal place of residence (PPOR) is generally exempt. Land values are determined by the NSW Valuer General and aggregated across all properties you own in NSW (not market value - the unimproved or "site" value only).
Threshold
$1,075,000 for individuals (general threshold). $6,571,000 premium threshold for the higher rate.
Assessment date
Midnight on 31 December each year
New South Wales land tax brackets (FY 2025-26)
| Taxable land value | Annual tax |
|---|---|
| $0 - $1,075,000 | Nil (general threshold) |
| $1,075,001 - $6,571,000 | $100 + 1.6% of value over $1,075,000 |
| $6,571,001+ | General + 2.0% premium rate over $6,571,000 |
Source: Revenue NSW - land tax rates
Worked example
A NSW investor holding $1,300,000 of aggregate unimproved land value in NSW pays approximately $3,700 in annual NSW land tax (individual schedule, no foreign-owner surcharge).
PPOR (main residence) exemption
Your principal place of residence (PPOR) is exempt from NSW land tax. The exemption requires the property to be your main home for at least 6 of the last 12 months. Investors holding multiple properties pay land tax on the aggregate of all non-PPOR holdings.
Trusts, companies, and SMSFs
Most NSW trusts (discretionary and unit) pay 1.6% from dollar one with NO threshold, plus the 2% premium rate above $6,571,000. Fixed-trust elections restore the individual threshold but require specific structuring. Companies use the individual schedule unless related-company grouping applies.
Foreign-owner surcharge
A 5% Surcharge Land Tax applies to residential land held by foreign persons in NSW, on top of the general land tax.
Due dates and how to pay
Notices issue from late January each year. You can pay in one instalment by the due date (typically March) or set up an interest-free plan over 3 instalments. Late payment attracts interest at the unpaid tax interest rate.
Common questions
Who has to pay NSW land tax?
Anyone holding investment land (including holiday homes, vacant land, and rented properties) above the $1,075,000 general threshold as at 31 December. PPOR and primary production land are exempt.
How is NSW land tax calculated for a $1.3m investor land value?
Above the $1,075,000 threshold: $100 + 1.6% of ($1,300,000 - $1,075,000) = $100 + $3,600 = $3,700 per year.
Is land tax assessed on market value or land value?
Land value only - the unimproved or "site" value determined by the NSW Valuer General. The dwelling/improvements are NOT taxed; you can hold a $2m apartment on $300k of land and pay zero land tax.
Why do NSW trusts pay so much more?
Discretionary and unit trusts do not get the $1,075,000 threshold - they pay 1.6% from dollar one. This was tightened in 2006 to prevent threshold-stacking through multiple trusts. Fixed-trust elections can restore the threshold.
Can I aggregate land across multiple owners?
NSW aggregates by ownership: each owner pays on their share of land value. Joint tenants and tenants in common each have their proportional share counted. The threshold is per owner, not per property.
What about the NSW foreign surcharge land tax?
Foreign persons pay an additional 5% on the taxable value of residential land they hold, on top of the standard rate. Verified by passport / visa status at 31 December each year.
Investing across multiple states?
Land tax is assessed per state, with different thresholds, rates, and surcharges. Compare all 8 jurisdictions side-by-side on the National Land Tax Calculator page.
Verified May 2026. Source: Revenue NSW. Indicative. Land tax is assessed by Revenue NSW based on unimproved capital value. This calculator is not financial advice.
Track NSW land tax across your portfolio
Vestly aggregates your NSW land values automatically as you add properties, surfaces threshold cliffs before they hit, and flags surcharge eligibility. $9.90 per active property a month, GST included.
Start free trialStart a 7-day free trial, $0 today. Then $9.90 per active property a month, GST included. Cancel anytime.