Work out NSW land tax on investment property and other taxable land, with the general and premium thresholds and the foreign surcharge.
Key facts
- NSW land tax applies when the combined value of your taxable land is over $1,075,000 (the general threshold, frozen since 2025).
- The tax is $100 plus 1.6% of the value above $1,075,000, and $88,036 plus 2% above the premium threshold of $6,571,000.
- Your home (principal place of residence) and primary production land are generally exempt.
- Revenue NSW uses the average of your last 3 land values from the Valuer General, for land you own at midnight on 31 December.
- Foreign persons also pay surcharge land tax of 5% of the value of their residential land, with no threshold.
Land tax by combined land value
| Combined taxable land value | Land tax |
|---|---|
| $1,000,000 | $0 |
| $1,075,000 | $0 |
| $1,200,000 | $2,100 |
| $1,500,000 | $6,900 |
| $2,000,000 | $14,900 |
| $3,000,000 | $30,900 |
| $5,000,000 | $62,900 |
| $7,000,000 | $96,616 |
NSW land tax rates
| Land value | Rate |
|---|---|
| Up to $1,075,000 | Nil |
| Over $1,075,000 to $6,571,000 | $100 + 1.6% of the value above $1,075,000 |
| Over $6,571,000 | $88,036 + 2% of the value above $6,571,000 |
| Foreign persons, residential land | Plus 5% surcharge land tax, no threshold |
For individuals and joint owners. Not included: exemptions and concessions, and the rules for companies, special and discretionary trusts.
Common questions
What is the land tax threshold in NSW?
$1,075,000 for the general threshold and $6,571,000 for the premium threshold. Both have been frozen since the 2025 land tax year.
How much land tax will I pay in NSW?
On a combined land value of $1,500,000 it's $6,900; on $2,000,000, $14,900. That's $100 plus 1.6% of the value over $1,075,000.
Is the threshold applied to each property?
No. It applies once to the combined land value of all your taxable land in NSW. Land you own jointly gets one threshold for the joint owners.
Is land tax based on what I paid for the property?
No. It uses the unimproved land value (excluding buildings) set by the NSW Valuer General, averaged over 3 years.
Do trusts get the threshold?
Not special or discretionary trusts, and related companies may lose it. Revenue NSW's calculator doesn't cover those owners either.
See also the Queensland land tax calculator, the NSW stamp duty calculator and the capital gains tax calculator.
Sources: Revenue NSW, land tax thresholds and rates and how land tax is calculated. Checked 22 October 2026. An estimate; Revenue NSW issues your assessment.