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Calculators

Links Property Finance · Free calculator from a Sydney mortgage broker: NSW Land Tax Calculator

Enter the combined land value of your taxable NSW land. The calculator applies the 2026 thresholds and rates, and the 5% surcharge if you are a foreign owner.

Reviewed by Charles Touma Updated 18 October 2026

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How much NSW land tax will you pay?

NSW land tax is charged each year on the combined land value of all your taxable land, which usually means investment properties and holiday homes, not your home. Foreign owners also pay surcharge land tax of 5% of the land value, with no threshold.

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For 2026, there is no tax up to a combined value of $1,075,000, then $100 plus 1.6% of the value above that, rising to 2% above $6,571,000.

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What land tax would you pay?

NSW land tax, 2026

NSW land tax for 2026

Enter the combined land value of all your taxable NSW land: not your home, and not the price. Use the land value from your notice, which is a 3-year average.

$1,400,000
Foreign owner (surcharge land tax)
  • Land tax for the year$5,300
  • Surcharge land tax$0
  • Total for the year$5,300
  • Per week$102/wk

Estimates for individuals at Revenue NSW 2026 rates. Trusts and some companies are assessed differently, and exemptions such as primary production are not included. Not tax advice.

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What are the NSW land tax rates for 2026?

Revenue NSW thresholds, frozen from 1 January 2025.

How is NSW land tax worked out?

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  • Land value, not the price.Revenue NSW uses the unimproved land value set by the Valuer General each 1 July, averaged over three years.
  • All your land together.The threshold applies to the combined value of all your taxable land, not each property.
  • Owned at 31 December.Tax for the year is based on the land you own at midnight on 31 December. It is not pro rata.
  • Your home is exempt.Your principal place of residence and primary production land are generally exempt.

What does it come to on two investment properties?

An investor owns two Sydney units with land values of $650,000 and $750,000, a combined $1,400,000. Land tax is $100 plus 1.6% of $325,000, which is $5,300 a year, or about $102 a week.

A third property would add its land value to the total and the 1.6% applies to it all.

Units usually carry a share of the building’s land, so their land values can be modest compared with houses. The ownership cost calculator adds land tax to the other holding costs.

Do lenders count land tax?

Lenders count the costs of holding an investment, either as an allowance or from your figures, and land tax is part of that. A portfolio that tips over the threshold adds a yearly cost that reduces cash flow.

Trusts are treated differently: special and discretionary trusts do not get the threshold, so check with your accountant before buying in a trust. The trust and company lending page explains the lending side.

Common questions about NSW land tax

What is the land tax threshold in NSW for 2026?

The general threshold is $1,075,000 of combined land value, frozen from 1 January 2025. The premium threshold is $6,571,000.

How is land tax calculated in NSW?

On the combined taxable land value above $1,075,000: $100 plus 1.6%, then 2% above $6,571,000. The value is a three-year average of the Valuer General’s land values.

Do I pay land tax on my home in NSW?

No, your principal place of residence is generally exempt.

Do foreign owners pay more land tax?

Yes. Foreign owners of residential land pay surcharge land tax of 5% of the land value each year, on top of land tax, with no threshold.

When is land tax assessed?

On the land you own at midnight on 31 December, for the following year.

Do I pay land tax on a rental property in NSW?

Yes, if the combined land value of everything you own, other than your home, is above the $1,075,000 threshold for 2026. A rental property is taxable land; your principal place of residence is usually exempt.

Estimate transfer duty with the stamp duty calculator, or read about second homes and holiday homes.

Check the estimate with a broker

Charles can include land tax in the holding cost a lender sees, and show how a second or third property changes it.

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Charles Touma, mortgage broker at Links Property Finance
Reviewed by Charles Touma Director & Mortgage Broker · MFAA member · Credit Representative 579003 under ACL 389328 About Charles · Investment loans · MFAA register · ASIC register · Complaints processEvery page is reviewed by Charles before it is published and checked against current lender policy and the official scheme pages linked where figures appear.

General information only, not tax advice. Estimates for individuals at Revenue NSW 2026 rates; trusts, companies and exemptions differ. Revenue NSW’s assessment is the final word.