Property Tax Tools

ACT Land Tax Calculator 2025–26 | Free Estimate

Free ACT land tax calculator for 2025–26. Estimate fixed charge and AUV valuation rates with no signup and ACT Revenue links.

2025–26 ATO rates · Updated 4 May 2026 · No signup required Estimates only. Not tax or financial advice. Full disclaimer

Related tools and guides: Land Tax Calculator , Negative Gearing Calculator , and Land Tax Rates Australia 2025-26: State Comparison .

Want to save this scenario? Use the property investment spreadsheet for reusable Google Sheets modelling, or the ATO rental property worksheet for one-property tax-time records.

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How does land tax work in Australian Capital Territory?

This is the Australian Capital Territory-specific land tax page. For an Australia-wide comparison from one land value input, use the national land tax comparison calculator.

Land tax in the ACT works differently from most other Australian states. Instead of a simple threshold-based system, ACT land tax has two components: a fixed charge of $1,693 per year (from 1 July 2025) and a valuation charge based on the average unimproved value (AUV) of the property. It is assessed by the ACT Revenue Office .

Unlike most other states, the ACT has no tax-free threshold - all investment land is subject to land tax from the first dollar of value. Your principal place of residence is still exempt. Land tax is assessed quarterly (1 July, 1 October, 1 January, 1 April), with each quarterly amount being one-quarter of the annual total.

The valuation charge uses progressive marginal rates on the AUV, up to a top rate of 1.26%.

If this estimate feeds into a purchase, refinance, or portfolio review, save the result in the property investment spreadsheet so you can model Australian Capital Territory land tax alongside rent, deductions, depreciation, CGT, and cash-flow assumptions in one Google Sheet. Pro covers up to 3 properties; Complete covers up to 5.

ACT land tax rates (fixed charge + valuation charge)

The following table shows the current ACT land tax structure including the fixed charge and the valuation charge rates applied to the average unimproved value (AUV). Check the ACT Revenue Office for the latest rates and any changes to the fixed charge.

Component / AUV bracket Marginal rate Tax payable
Fixed charge (all properties) Flat $1,693 per year
$0 - $150,000 (AUV) 0.54% 0.54% of AUV
$150,001 - $275,000 0.64% $810 + 0.64% of AUV above $150,000
$275,001 - $1,000,000 1.24% $1,610 + 1.24% of AUV above $275,000
$1,000,001 - $2,000,000 1.25% $10,600 + 1.25% of AUV above $1,000,000
Above $2,000,000 1.26% $23,100 + 1.26% of AUV above $2,000,000

Source: ACT Revenue Office . Retrieved 10 Feb 2026. Residential rates shown.

ACT quarterly assessment

Unlike other states which assess land tax annually, the ACT assesses land tax quarterly. The annual land tax amount is divided into four equal instalments, payable from each assessment date (1 July, 1 October, 1 January, 1 April). This means you receive four assessment notices per year rather than one.

Average unimproved value (AUV)

The ACT uses the average unimproved value (AUV), which is the average of the current and two preceding unimproved land values determined by the ACT Valuer-General. This smoothing mechanism reduces the impact of year-to-year fluctuations in land values. You can find your property's AUV on your rates notice.

Worked example: Australian Capital Territory land tax

Land value: $500,000

Estimated land tax: $6,093

For a property with an AUV of $500,000 in the ACT: the fixed charge is $1,693. The valuation charge is calculated as: $150,000 x 0.54% = $810, plus $125,000 x 0.64% = $800, plus $225,000 x 1.24% = $2,790. Total valuation charge: $810 + $800 + $2,790 = $4,400. Adding the fixed charge: $1,693 + $4,400 = $6,093. The ACT has no tax-free threshold, so all investment land is taxed.

Use the calculator above to estimate land tax for your specific land value. The calculator also shows how Australian Capital Territory compares with other Australian states and territories.

City scenario: Canberra

In Canberra, quarterly ACT assessments and the fixed charge can materially change annual holding-cost planning for landlords.

If the taxable land value in your Canberra scenario is around $500,000, this page estimates annual land tax around $6,093 under current settings.

Verify your result with the official source

Cross-check your estimate against the official guidance from ACT Revenue Office . This helps confirm thresholds, rates, and eligibility details before making decisions.

Australian Capital Territory land tax exemptions

The following types of land are generally exempt from land tax in Australian Capital Territory. Specific conditions and eligibility requirements apply to each exemption - check ACT Revenue Office for full details.

  • Principal place of residence
  • Rural land used for primary production
  • Land owned by religious institutions
  • Land used for charitable purposes
  • Public housing
  • Note: there is no tax-free threshold — all non-exempt investment land is taxed

Assumptions and limitations

  • The input is treated as the average unimproved value (AUV) for a single property. Does not model unit entitlements or multiple properties.
  • The input is treated as your total taxable land value in Australian Capital Territory (excluding exempt land such as your principal residence).
  • Does not model specific exemptions, aggregation rules beyond total taxable land value, foreign owner surcharges, or absentee owner charges.
  • Includes the fixed charge ($1,693 from 1 July 2025) plus the AUV-based valuation charge. Commercial properties may have different rates.
  • Actual assessments may differ based on exemptions, ownership structure, and how the state aggregates land holdings.

Go deeper with the full spreadsheet

Use the property investment spreadsheet if you want to see how Australian Capital Territory land tax interacts with rental income, negative gearing, depreciation, and sell-or-keep timing estimates across multiple properties. Pro covers up to 3 properties; Complete covers up to 5, so this page can become a saved portfolio scenario instead of a one-off estimate.

For annual record-keeping, the ATO rental property worksheet helps you track land tax alongside other deductible rental expenses.

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Compare land tax across all Australian states and territories or view rates for a specific state:

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Frequently asked questions

How does ACT land tax work?
ACT land tax is made up of two components: a fixed charge (currently $1,693 per year from 1 July 2025) and a valuation charge based on the average unimproved value (AUV) of the property. Unlike most other states, there is no tax-free threshold - all investment land in the ACT is subject to land tax.
What is the ACT land tax fixed charge?
The fixed charge for ACT land tax is $1,693 per year from 1 July 2025. This is a flat amount that applies to every investment property regardless of its land value. The valuation charge is then added on top of this fixed charge.
How is the ACT valuation charge calculated?
The valuation charge is calculated by applying marginal rates to the average unimproved value (AUV) of the property. The rates are: 0.54% on the first $150,000, then 0.64% on $150,001-$275,000, then 1.24% on $275,001-$1,000,000, then 1.25% on $1,000,001-$2,000,000, and 1.26% on amounts above $2,000,000.
When is ACT land tax assessed?
ACT land tax is assessed quarterly, with assessment dates on 1 July, 1 October, 1 January, and 1 April each year. The tax payable for each quarter is one-quarter of the annual amount. This quarterly assessment differs from other jurisdictions which typically assess annually.
Is there a tax-free threshold for ACT land tax?
No. Unlike most other Australian states and territories, the ACT does not have a tax-free threshold for land tax. All investment properties are subject to the fixed charge plus the valuation charge from the first dollar of land value. Your principal place of residence is still exempt.
Is my home exempt from ACT land tax?
Yes. Your principal place of residence is exempt from land tax in the ACT. Land tax applies to residential properties that are rented out, available for rent, or not your main home. Commercial properties are subject to separate rates.
Does the ACT have a foreign owner land tax surcharge?
Yes. The ACT imposes a foreign ownership surcharge of 0.75% on residential land owned by foreign persons. This is on top of the standard fixed charge and valuation charge.
What is the average unimproved value (AUV)?
The AUV is the average of the current and two preceding unimproved land values determined by the ACT Valuer-General. It is used to smooth out year-to-year fluctuations in land values. The AUV is shown on your rates notice.

Verify your result

Cross-check your estimate with official government resources:

Sources

Important Disclaimer

This calculator provides general information only and is not intended as tax advice, financial advice, or a recommendation to buy, sell, or hold any investment property. The results are estimates based on the information you provide and the tax rules applicable to the 2025-26 financial year.

Tax rules and rates are subject to change. The calculations may not account for all factors that apply to your specific situation, including but not limited to: HELP/HECS-HELP repayments, Medicare Levy Surcharge, private health insurance rebate adjustments, foreign income, or trust distributions.

We are not affiliated with the Australian Taxation Office (ATO) or any state or territory revenue office. All rates and thresholds are sourced from publicly available government data (see sources below).

Seek professional advice. For advice specific to your financial situation, speak with a registered tax agent, accountant, or licensed financial adviser.

Found an error? See our Corrections Policy for how to report it.

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