Rates current as at 2026-08-03
NSW Land Tax Calculator - and the year you'll cross the threshold
Under $1,075,000 of taxable land you pay nothing; above it, $100 plus 1.6% of the excess. The threshold is frozen while land values keep growing - this projects the year yours crosses.
- Rates verified
- 2026-08-03
- Source
- Revenue NSW
- Threshold
- $1,075,000
Your land holdings
Land tax this year (general rates)
$0/yr
Under the threshold, with $175,000 of headroom.
The crossing year
At 5.0% growth, your land value crosses $1,075,000 in year 4 - a new cost of $403/yr that most 10-year projections quietly ignore.
The general threshold is frozen at $1,075,000 for land tax years after 2024 (Treasurer to reassess by 1 June 2027) - the projection holds it constant, which is exactly why growth bites.
Land tax is one line of the deal. The full audit carries it through every year of the projection, including the year the threshold is crossed.
Deal Auditor - in build, not yet available
General rates and threshold (Revenue NSW source). Special trusts and non-concessional grouped companies get no threshold (flat 1.6%, 2% above the $6,571,000 premium threshold), and foreign owners pay a 5% surcharge on residential land - none of that is modelled here. Estimates only - confirm your assessment with Revenue NSW.
How NSW land tax works
NSW land tax is assessed each 31 December on the combined taxable value of your non-exempt land - your home generally excluded. Below $1,075,000 you pay nothing; above it, $100 plus 1.6% of the excess, stepping to 2% past the $6,571,000 premium threshold. The taxable value itself is a 3-year average of Valuer General valuations, which smooths spikes but also means past growth keeps feeding your assessment.
The quiet story is the freeze: thresholds used to index with land values, but they are now fixed while the market moves. At 5% growth a $900,000 holding crosses the frozen threshold within four years, and the first bill arrives on land you bought years earlier. Our Deal Auditor models land tax inside the full 10-year projection - this page is the standalone version of that check for NSW.
Land tax is the holding cost - the purchase-day tax is stamp duty, and NSW has its own scale for that too: the NSW stamp duty calculator shows what the same property costs on the way in.
Frequently asked questions
How is land tax calculated in NSW?
On the combined taxable value of all non-exempt NSW land you own at midnight 31 December, using a 3-year average of Valuer General land values. Below the $1,075,000 threshold you pay nothing; above it, $100 plus 1.6 cents per dollar of the excess, and $88,036 plus 2 cents per dollar above the $6,571,000 premium threshold. A $1,500,000 holding pays $6,900 a year.
What is the NSW land tax threshold for 2026?
The general threshold is $1,075,000 and the premium threshold is $6,571,000. Both are frozen at these levels for land tax years after 2024 - indexation stopped, so growing land values push more owners over the line each year. The Treasurer is due to reassess the settings by 1 June 2027.
Is my home exempt from NSW land tax?
Generally yes - the principal place of residence exemption covers the home you live in, with conditions: natural persons only, one exemption per family, and from the 2026 land tax year the occupying owners must together hold at least a 25% interest in the property.
Do trusts get the NSW land tax threshold?
Special trusts - most family and discretionary trusts - get no threshold at all and pay a flat 1.6% from the first dollar of taxable value ($9,600 on $600,000 of land that an individual would hold tax-free). Fixed trusts and bare trusts do get the threshold. This calculator models the individual scale only.
Is this an official assessment?
No - it is an estimate from the rates published by Revenue NSW, current as at the date shown. Your assessment depends on averaged Valuer General values, ownership structure and exemptions. Confirm with Revenue NSW.