Land Tax Calculator Victoria 2025–26 | VIC Rates

Free Victorian land tax calculator for 2025–26. Lowest threshold in Australia at $50,000, plus COVID-19 debt surcharge. Instant estimate.

2025–26 ATO rates · Updated 10 Feb 2026 · No signup required Estimates only. Not tax or financial advice. Full disclaimer

How does land tax work in Victoria?

Land tax in Victoria is an annual tax on the total taxable value of investment land you own in the state. It is assessed by State Revenue Office Victoria (SRO) based on the unimproved (site) value of your land - not the market value and not including buildings. Your principal place of residence is generally exempt. The assessment date is 31 December each year.

The current tax-free threshold for individual owners in Victoria is $50,000. Land valued below this threshold is not subject to land tax. Above the threshold, progressive rates apply up to a top marginal rate of 2.65%.

Victoria land tax rates and brackets

The following table shows the current land tax rates for individual owners in Victoria. Company and trust rates may differ - check State Revenue Office Victoria (SRO) for entity-specific rates.

Taxable land value	Marginal rate	Tax payable
$0 - $50,000	Nil	Nil
$50,001 - $100,000	Flat	$500
$100,001 - $300,000	Flat	$975
$300,001 - $600,000	0.3%	$1,350 + 0.3% of amount above $300,000
$600,001 - $1,000,000	0.6%	$2,250 + 0.6% of amount above $600,000
$1,000,001 - $1,800,000	0.9%	$4,650 + 0.9% of amount above $1,000,000
$1,800,001 - $3,000,000	1.65%	$11,850 + 1.65% of amount above $1,800,000
Above $3,000,000	2.65%	$31,650 + 2.65% of amount above $3,000,000

Source: State Revenue Office Victoria (SRO) . Retrieved 9 Feb 2026. Individual owner rates shown.

COVID-19 Debt Temporary Surcharge (2024-2033)

Victoria introduced a COVID-19 Debt Temporary Surcharge that applies for the 10-year period from 2024 to 2033. This surcharge is added on top of the standard land tax rates shown above. For land valued $50,000-$100,000, a flat $500 surcharge applies. For $100,001-$300,000, the surcharge is $975. Above $300,000, it is $975 plus 0.1% of the total taxable land value. The estimates from our calculator include this surcharge.

Worked example: Victoria land tax

Land value: $750,000

Estimated land tax: Approximately $3,150

For land valued at $750,000 in Victoria: $2,250 + ($750,000 - $600,000) x 0.6% = $2,250 + $900 = $3,150. Victoria charges significantly more than other states at this land value because of the low $50,000 threshold.

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

City scenario: Melbourne

In Melbourne, even modest inner-suburb holdings can trigger land tax earlier because Victoria starts taxing land from a much lower threshold.

If the taxable land value in your Melbourne scenario is around $750,000, this page estimates annual land tax around Approximately $3,150 under current settings.

Verify your result with the official source

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

Victoria land tax exemptions

The following types of land are generally exempt from land tax in Victoria. Specific conditions and eligibility requirements apply to each exemption - check State Revenue Office Victoria (SRO) for full details.

Principal place of residence (PPR)
Primary production land used for farming or primary production
Rooming houses meeting certain conditions
Charitable and religious institutions
Retirement villages
Land below $50,000 (no base tax, but note COVID surcharge may still apply above $50,000)

Assumptions and limitations

Individual owner rates shown. Company and trust rates may differ (Victoria trust threshold is $25,000 with a 0.375% surcharge) .
The input is treated as your total taxable land value in Victoria (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 COVID-19 Debt Temporary Surcharge (2024-2033) in the estimate.
Actual assessments may differ based on exemptions, ownership structure, and how the state aggregates land holdings.

Land tax calculators for other states

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

Land Tax Calculator (all states and territories) - compare every Australian state and territory side by side
Land Tax Calculator NSW (New South Wales) - $1,075,000 threshold
Land Tax Calculator QLD (Queensland) - $600,000 threshold
Land Tax Calculator WA (Western Australia) - $300,000 threshold
Land Tax Calculator SA (South Australia) - $833,000 threshold
Land Tax Calculator ACT (Australian Capital Territory) - No threshold (all investment land taxed) threshold
Land Tax Calculator TAS (Tasmania) - $125,000 threshold
Land Tax Calculator NT (Northern Territory) - No land tax threshold

Related calculators

All calculators

Land Tax Calculator

Compare land tax across all Australian states and territories

Negative Gearing Calculator

Estimate the tax offset and weekly out-of-pocket cost

Capital Gains Tax Calculator

Estimate CGT when you sell an investment property

Rental Yield Calculator

Calculate gross and net rental yield

Related Guides

Land Tax Rates Australia 2025-26: State Comparison

Compare land tax rates, thresholds, and rules across all Australian states and territories for 2025-26. Worked examples and common considerations.

Read guide

Property Investment Tax Guide Australia: Cash Flow and Returns

Australian property investment tax guide covering negative gearing, CGT, land tax, depreciation, rental yield, and after-tax cash flow.

Read guide

Frequently asked questions

What is the land tax threshold in Victoria?

The Victorian land tax threshold for general (individual) taxpayers is $50,000. This is the lowest land tax threshold of any Australian state, meaning Victorian property investors start paying land tax on relatively low land values.

What is the COVID-19 debt temporary surcharge?

Victoria introduced temporary COVID debt repayment changes for the 2024-2033 land tax years. The published SRO general rate table already incorporates these changes, including the flat $500 and $975 steps and higher marginal rates from $300,000 and above.

How is Victorian land tax calculated?

Victorian land tax is calculated on the total taxable value of all land you own in Victoria (excluding exempt land). The published general schedule starts with flat amounts ($500 for $50,000-$100,000 and $975 for $100,000-$300,000), then progresses from $1,350 + 0.3% above $300,000 up to 2.65% above $3,000,000.

When is Victorian land tax assessed?

Victorian land tax is assessed based on the total taxable value of your land as at 31 December each year. The State Revenue Office (SRO) issues assessments in the first half of the following year.

Do trusts pay higher land tax in Victoria?

Yes. Trusts in Victoria have a lower tax-free threshold of $25,000 (compared to $50,000 for individuals) and are also subject to an additional trust surcharge of 0.375% on top of the standard rates. This makes Victoria particularly expensive for property held in trust structures.

Does Victoria have a foreign owner land tax surcharge?

Yes. Absentee owners (including foreign persons and companies) pay an additional surcharge of 4% on the taxable value of their Victorian land. This is on top of the standard land tax rates and the COVID-19 debt surcharge.

Why is Victorian land tax so much higher than other states?

Victoria has the lowest tax-free threshold ($50,000 vs $300,000-$1,075,000 in other states), higher marginal rates, an additional trust surcharge, and the COVID-19 Debt Temporary Surcharge (2024-2033). Combined, these factors make Victorian land tax significantly higher than other states for the same land value.

Is my principal residence exempt from Victorian land tax?

Generally yes. Your principal place of residence (PPR) is exempt from land tax in Victoria, provided you use and occupy it as your main home. The exemption may also extend to land contiguous with your home in certain circumstances. Investment properties and vacant land are not exempt.

Who pays land tax in Victoria?

Land tax in Victoria is paid by the owner of the land as at 31 December each year. The owner is the person or entity registered on the title at that date. If you buy a property during the year, the vendor may have already paid land tax for the full year -- any adjustment between buyer and seller is typically handled as part of the settlement process, not by the SRO.

Verify your result

Cross-check your estimate with official government resources:

Sources

State Revenue Office VIC - Land tax current rates (retrieved 9 Feb 2026)
SRO VIC - COVID debt repayment plan (retrieved 9 Feb 2026)

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.

Last updated: 10 Feb 2026