Investment property tax deductions in Australia
Pick your state to see every deductible expense, plus the local land tax thresholds, stamp duty brackets, and surcharges that change the after-tax outcome on your investment.
Why split it by state?
Australian property investors deal with two layers of tax. The federal layer (ATO income tax, CGT, depreciation) is the same in every state. The state layer (land tax, stamp duty, foreign-owner surcharges, vacant-residential surcharges) varies sharply and gets refreshed every state budget.
Quoting the wrong threshold can mean missing a $1,000+ deduction or under-pricing your purchase by 1-2% in stamp duty. These guides keep the federal section identical and document the state layer with the specific dollar thresholds, rates and forms in use right now.
Choose your state or territory
- NSW
New South Wales
CPI-indexed stamp duty schedule plus a $1.075m land tax threshold and a 5% foreign-owner surcharge.
- Land tax threshold
- $1,075,000
- Entry rate
- 1.6% + $100
- VIC
Victoria
Lowest land tax threshold in the country ($50k) and a separate Vacant Residential Land Tax.
- Land tax threshold
- $50,000
- Entry rate
- From $500 flat
- QLD
Queensland
Aggregated land tax (all your QLD land combined) plus an 8% foreign acquirer additional duty on transfers.
- Land tax threshold
- $600,000
- Entry rate
- From $500 + 1%
- WA
Western Australia
Stable stamp duty schedule, $300k land tax threshold, and a 4% foreign-owner land tax surcharge.
- Land tax threshold
- $300,000
- Entry rate
- From 0.25%
- SA
South Australia
High land tax threshold ($755k) and a 0.5% foreign investor land tax surcharge (not the 7% stamp duty figure).
- Land tax threshold
- $755,000
- Entry rate
- From 0.5%
- TAS
Tasmania
Lifted land tax threshold to $125k in 2024 and runs a stable stamp duty schedule unchanged since 2013.
- Land tax threshold
- $125,000
- Entry rate
- From 0.55%
- ACT
Australian Capital Territory
No land tax threshold (every investor property is liable). Charged quarterly with a $1,693 fixed charge.
- Land tax threshold
- No threshold
- Entry rate
- $1,693 fixed + 0.54-1.26%
- NT
Northern Territory
The only Australian jurisdiction with no land tax. Stamp duty uses a piecewise polynomial under $525k.
- Land tax threshold
- No land tax
- Entry rate
- Not applicable
Run the numbers
The guides explain the rules. The calculators apply them to your inputs.
- Negative gearing calculator - estimate the tax saving from a deductible loss
- CGT calculator - 50% discount applied for > 12 month holds
- Cashflow calculator - weekly / monthly position after tax
- Upfront costs calculator - stamp duty + LMI + legal by state
- Rental yield calculator - gross and net yield on any property
- Land tax calculator - the deductible state land tax by jurisdiction
Stop leaving deductions with the ATO
Investors who don't track properly typically miss thousands in deductions a year. Vestly categorises rates, water, insurance, repairs, depreciation and land tax against the ATO rental schedule, ready to hand to your accountant at EOFY.
Start free trialStart a 7-day free trial, $0 today. Then $9.90 per active property a month, GST included. Cancel anytime.
General information current as of May 2026. Tax rules change frequently. Not financial or legal advice. Consult a registered tax agent or your state revenue office for advice on your situation.