Guides · Land tax · Updated 2026-07-13
Land tax on an investment property in NSW (2026)
Unlike stamp duty, land tax bills arrive every year. In New South Wales an investment property sitting on land valued at $600,000 attracts roughly $0 annually at general rates — and because thresholds apply per owner, a second property in the same state usually pushes you into higher brackets.
The table below is computed by Plintha's land-tax engine at NSW's current general rates. The bracket maths is exact; your actual bill depends on the official site value on your valuation notice.
What you'll pay in NSW
| Land (site) value | Annual land tax |
|---|---|
| $300,000 | $0 |
| $400,000 | $0 |
| $500,000 | $0 |
| $600,000 | $0 |
| $750,000 | $0 |
| $1,000,000 | $0 |
| $1,500,000 | $6,900 |
| $2,000,000 | $14,900 |
| $3,000,000 | $30,900 |
Land value is not the purchase price
Land tax is levied on the unimproved (site) value of the land — the figure on your council rates or valuation notice — not on what you paid for the property. For a typical metro house the land component is often around 60% of the purchase price; for apartments it is far lower, which is why units often attract little or no land tax.
Your own home (principal place of residence) is generally exempt — land tax is chiefly a cost of investment ownership.
Aggregation: the second-property trap
New South Wales assesses land tax on the combined value of all taxable land you own in the state. Two $500,000 land holdings are taxed like one $1,000,000 holding — usually much more than double the single-property bill. Plintha's Advanced inputs let you enter other land you hold so the estimate reflects your real marginal position.
Common questions
Is land tax deductible?+
Yes — unlike stamp duty, land tax on an investment property is an ongoing holding cost and is generally deductible against your rental income.
Where do I find my land value?+
On your council rates notice or the state valuation notice, listed as "site value", "land value" or "unimproved value". It is reassessed periodically by the state valuer.
How does Plintha estimate land tax?+
The bracket calculation is exact. When the actual site value isn't known, Plintha estimates it (about 60% of price for a house) and clearly flags the figure as an [ESTIMATE] with the assumption shown — you can override it with your real land value in Advanced.
Run the numbers on a real property.
Paste any listing and Plintha computes the exact duty, the after-tax cashflow under the 2026–27 rules, and a verdict — free, no card, no sign-up.
Analyse a property — freeThis guide is general information, not financial, tax, credit or legal advice — it doesn't consider your objectives, financial situation or needs. Figures are computed at the rates current as of the date shown and can change. Confirm decisions with licensed professionals.