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You may have to pay land tax if you own, or jointly own:
vacant land, including rural land
land where a house, residential unit or flat has been built
a holiday home
an investment property or properties
company title units
residential, commercial or industrial units, including car spaces
commercial properties, including factories, shops and warehouses
land leased from state or local government.
Additionally, you may have to pay land tax if:
You are deemed a foreign owner for land tax purposes (this includes properties opted into property tax).
You are a not-included owner for a property opted into property tax and your aggregated land value of all properties owned is above the land tax threshold. For further information regarding land tax implications for properties opted into property tax, please refer to the property tax page.
Land tax applies regardless of whether income is earned from the land.
Land tax is calculated on the total value of all your taxable land above the land tax threshold, not on each individual property. If the combined value of your land does not exceed the threshold, no land tax is payable. Your liability for each year is based on the value of all land you owned on 31 December in the previous year. Any changes to the land you own this year will only affect how much you pay next year. Estimate your land tax liability and surcharge (if applicable) with the land tax calculator below.
If the ownership and/or use of any of your land changes, notify us by lodging a return through land tax online.
Thresholds
The thresholds for land values change each year and are applied as follows:
General threshold: $100 plus 1.6 per cent of land value above the threshold, up to the premium threshold.
Premium threshold: $79,396 plus 2 per cent of land value above the threshold (2023 tax year). $88,036 plus 2 per cent of land value above the threshold (2024 tax year).
The threshold is published in the government gazette on or before the first Friday of December each year. Prior to 2023 the threshold was published in October each year.
Land tax is applied for the full year following the taxing date of 31 December, and no pro-rata calculation applies.
Every year, the Valuer General determines the value of all land in NSW at 1 July each year.
Land value is the unimproved value of your land.
The taxable value of each parcel of land is determined on the average value from the current year and the two past years, where applicable.
When a parcel of land has been created less than three years ago – for example, through a subdivision or amalgamation – we only consider the years after it was created.
Example
Year
Your land value
2021
$920,000
2022
$970,000
2023
$1,020,000
Average value
($920,000 + $970,000 + $1,020,000) / 3 = $970,000
Your average land value for land tax purposes in 2023 is $970,000.
If you are liable for land tax, you will receive an annual notice of assessment that will include a list of all NSW land you owned on 31 December the previous year and how much land tax you must pay.
If you do not receive a notice of assessment, please contact us to find out if you are liable for land tax.
Check your notice of assessment
Check that the following details on your notice of assessment are correct:
all land that you owned on 31 December last year is listed
land that has been granted an exemption has been highlighted
you’re not falsely claiming an exemption on any land
If your details are incorrect, update them by lodging a return through land tax online before the first instalment date or, if it’s a ‘nil’ assessment, within 40 days of the date shown on the assessment notice.
Privacy
Your privacy is important to us. Read our privacy policy for further information on how we protect the privacy of your personal information.
Update your land tax details
It is important that you keep your details up to date. This is because incorrect information can lead to delays in our correspondence, assessment errors and penalties.
Please declare any changes to your property or personal details, for example:
you have changed your postal address or other contact details
you no longer meet the eligibility criteria for your exemption or concession on all or part of the land
you have a change in land usage
the land details on your notice of assessment are incomplete or incorrect
Tell us as soon as possible when your circumstances change via our online services. Penalties may apply if you do not notify us within certain timeframes.
If you believe we have applied the legislation incorrectly to your assessment, you have the right to lodge a formal objection. Your objection must be lodged within 60 days of the assessment or decision being made.
If you have additional information that we haven’t previously considered, including applying for an exemption, you should lodge a variation return rather than an objection. You should do this through Land Tax Online, on or before the first due date of your notice of assessment.
To submit your objection, you will need to provide the following information:
Reference number: Enter your Client ID, which can be found on correspondence we sent to you.
Your details: Enter customer's name, contact's name, email address, phone number and select the objection type.
Message: Outline grounds for objection within 60 days of your assessment. You must provide reasons if your objections are submitted late. You can upload files to support your objection. The onus is on you to prove your case.
Please note: even if you’ve lodged an objection, you must still pay by the due date as interest will be imposed on any overdue amounts, and a refund will be issued to you if your objection is successful.
If you disagree with your land value shown on your assessment you can go to valuergeneral.nsw.gov.au for more information about land values and the review process. You have 60 days from the issue date on your land tax assessment notice to lodge an objection to the land value.
Note: If you object to your land value you must still pay your land tax assessment by the due date as interest will apply to any overdue amounts.
COVID-19 and land tax
Read about the land tax support available to help people impacted by COVID-19.
