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Property Tool · Land Tax

Victorian land tax calculator:
estimate your 2026 liability.

Use this free calculator to estimate your Victorian land tax based on current SRO rates. Enter your total taxable land value and instantly see all four estimates — General, General Absentee, Trust, and Trust Absentee — side by side.

General land tax
Standard rate for individuals, companies and joint owners. General threshold: $50,000.
Trust land tax
Separate — and generally higher — rate table for discretionary/family trusts. Trust threshold: $25,000.
Absentee surcharge
An additional 4% of taxable value for overseas residents, foreign companies or absentee trusts.
Land Tax Calculator

Estimate Your Victorian Land Tax

Based on current State Revenue Office (SRO) rates for 2026. Enter the total taxable value of your Victorian landholdings to see estimates for all four scenarios — General, Trust, and Absentee Owner rates. Results are estimates only.

$

General threshold: $50,000  |  Trust threshold: $25,000

General: Individuals, companies and joint owners — standard rate
General Absentee: General rate + 4% absentee surcharge on taxable value
Trust: Discretionary/family trusts — separate trust rate table
Trust Absentee: Trust rate + 4% absentee surcharge on taxable value

Enter your total taxable land value
and click Calculate.

Land tax advice specific to your situation

Assessments, objections, trust rates and structuring — speak to our team.

Book a Consultation →
Using This Calculator

How to get an accurate estimate

For the most accurate estimate, enter the total site value of all your non-exempt Victorian landholdings. Do not include:

  • Your principal place of residence (generally exempt)
  • Primary production land that qualifies for exemption
  • Any other land you believe qualifies for an SRO exemption

The site value (not market value or purchase price) is used for land tax calculations. You will find the site value on your land tax assessment notice, your council rates notice, or through the SRO's online portal.

Important notes
1
Land tax is assessed on the site value (not the market or purchase price) of your Victorian landholdings as at 31 December each year.
2
The calculator uses the rates published by the State Revenue Office Victoria for the 2025–26 assessment year.
3
Your taxable value is the aggregate of all non-exempt Victorian land you own, not each individual property.
4
Your principal place of residence is generally exempt and should not be included in the taxable value you enter.
5
This tool provides an estimate only. Actual land tax depends on the SRO's site value assessment and your specific ownership circumstances.
2025–26 rate summary
General threshold$50,000
Trust threshold$25,000
Min. general tax$500 ($50k–$100k)
Absentee surcharge4.0% of taxable value
Top marginal rate2.65% (over $3M)
Rates legislated to30 Jun 2033
Need advice on your assessment?

Orange Legal Group reviews land tax assessments, applies for exemptions and lodges SRO objections on behalf of clients.

Book a ConsultationOr call 03 8330 5983
More resources
→ Land tax rates in Victoria 2026→ Land tax advisory services→ Property law advice
Common Questions

Land tax calculator FAQ

What value do I enter into the calculator?
Enter the total taxable site value of all non-exempt Victorian land you own. This is the aggregate site value across your portfolio — excluding your principal place of residence and any other exempt properties. The site value is shown on your land tax assessment notice or is available from the Valuer-General Victoria.
What is a discretionary trust for land tax purposes?
A discretionary trust is a trust where the trustee has discretion over how income and capital are distributed among a class of beneficiaries. Discretionary trusts owning residential land in Victoria pay a 0.5% trust surcharge on top of the general land tax rate, and are assessed from the lower $25,000 threshold.
Who is an absentee owner?
An absentee owner is an individual who is not ordinarily resident in Australia, a foreign company, or a trustee of an absentee trust. Absentee owners pay a 4% surcharge on the total taxable value of their Victorian landholdings, in addition to the general land tax.
Why is my result different from my SRO assessment?
The SRO calculates land tax on the site value of your land as determined by the Valuer-General, which may differ from the purchase price or current market value. This calculator uses the value you enter — for an accurate result, use the site value from your assessment notice or the SRO portal. The result is also an estimate only.
How do I object to a land tax assessment?
You can lodge a formal objection with the SRO within 60 days of receiving your assessment. The objection must specify grounds — such as an incorrect valuation, a missed exemption, or an error in ownership details. Orange Legal Group prepares and lodges objections on behalf of clients.
Can I reduce my land tax?
Land tax exposure is heavily influenced by ownership structure. Holding properties individually versus in a trust carries different thresholds and rates. Property lawyers can advise on lawful structuring strategies. Any structural changes should be in place before the 31 December assessment date to affect that year's liability.

Land tax advice specific to your situation

This calculator gives you a starting point. For advice on your actual assessment, available exemptions, objection grounds or ownership structuring — speak to our team.

Book a ConsultationOr call 03 8330 5983