Land Tax Calculator Victoria
Victoria assesses land tax annually on the aggregate unimproved value of all investment land you hold at midnight on 31 December.
Your VIC land holding
The unimproved (site) value of ALL investment land you hold in VIC. PPOR excluded.
Trusts and companies face different thresholds in VIC.
VIC annual land tax
$2,850
VIC general land tax ($50,000+ threshold)
Notes
- VIC post-2024 reforms reduced the general threshold to $50k and reshaped the scale. First two bands ($50k-$100k and $100k-$300k) are flat-dollar amounts (no marginal rate within the band).
You'll pay this every year
Land tax is an annual deductible expense, and it climbs as you add VIC 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 VIC land tax works
The State Revenue Office Victoria (SRO Vic) administers Victorian land tax. Post-2024 reforms slashed the threshold from $300,000 to $50,000, sweeping many smaller investors into the net for the first time. The first two bands are FLAT-DOLLAR amounts (no marginal rate within the band) - a key quirk to model correctly.
Threshold
$50,000 for individuals (lowered from $300,000 in 2024 reforms). $25,000 for trusts.
Assessment date
Midnight on 31 December each year
Victoria land tax brackets (FY 2025-26)
| Taxable land value | Annual tax |
|---|---|
| $0 - $50,000 | Nil (general threshold) |
| $50,001 - $100,000 | $500 flat |
| $100,001 - $300,000 | $975 flat |
| $300,001 - $600,000 | $1,350 + 0.3% over $300,000 |
| $600,001 - $1,000,000 | $2,250 + 0.6% over $600,000 |
| $1,000,001 - $1,800,000 | $4,650 + 0.9% over $1,000,000 |
| $1,800,001 - $3,000,000 | $11,850 + 1.65% over $1,800,000 |
| $3,000,001+ | $31,650 + 2.65% over $3,000,000 |
Source: State Revenue Office Victoria - land tax rates
Worked example
A Victorian investor holding $700,000 of aggregate unimproved land value in VIC pays approximately $2,850 in annual VIC land tax (individual schedule, no foreign-owner surcharge).
PPOR (main residence) exemption
Your PPOR is exempt from Victorian land tax. From the 2024 land tax year, a Vacant Residential Land Tax (VRLT) also applies to homes left vacant in inner and middle Melbourne for more than 6 months a year (1% / 2% / 3% in successive vacancy years).
Trusts, companies, and SMSFs
Victorian trusts face a separate scale with a lower $25,000 threshold and elevated rates across the board. Discretionary, unit, and fixed trusts all attract the trust schedule unless an exemption applies. Family trusts holding investment land are commonly affected.
Foreign-owner surcharge
A 4% Absentee Owner Surcharge applies to land held by absentee owners (non-residents at 31 December). Stacks on top of the general land tax.
Due dates and how to pay
Land tax assessments issue from May each year. Pay in one lump or instalments (40% / 30% / 30%) by 31 May, 30 September, and 30 November. Late payment attracts penalty interest.
Common questions
Why did my Victorian land tax jump in 2024?
The threshold dropped from $300,000 to $50,000 and a temporary COVID Debt Levy added $500 + 0.1% to assessments. The first $300k of investor land that was previously untaxed is now taxed at $975 minimum.
How is VIC land tax calculated for a $700,000 investor land value?
Sitting in the $600,001 - $1,000,000 bracket: $2,250 + 0.6% of ($700,000 - $600,000) = $2,250 + $600 = $2,850 per year.
Are the first two VIC brackets really flat?
Yes - this is the most common mistake. Between $50,001 and $100,000 you pay exactly $500. Between $100,001 and $300,000 you pay exactly $975. Marginal rates only kick in above $300,000.
What is the Vacant Residential Land Tax (VRLT)?
A separate tax on homes in 16 inner-Melbourne LGAs left vacant for more than 6 months/year. 1% of capital improved value year one, 2% year two, 3% year three onwards. Expanded statewide from 2025.
How does the VIC trust schedule work?
Lower threshold ($25,000 vs $50,000 individual) and elevated rates from $25k - $3m. Above $3m the trust scale re-converges with the general scale. Fixed-trust beneficiaries can apply for general-rate treatment.
What is the VIC absentee owner surcharge?
A 4% surcharge on the taxable land value for owners who are non-residents (absent from Australia) at 31 December. Stacks on top of the general land tax + any trust surcharge.
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: State Revenue Office Victoria. Indicative. Land tax is assessed by State Revenue Office Victoria based on unimproved capital value. This calculator is not financial advice.
Track VIC land tax across your portfolio
Vestly aggregates your VIC 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.