Property · FY2026–27 / 2026 land-tax year
House costs
Why this matters. Owning a house has costs after the purchase: land tax where the state charges it, council, insurance and the rest. The Northern Territory has no land tax. The page uses the site value and the costs you type.
Land tax is charged on the land value, not what you paid for the house. Council, water, insurance and strata come from your own bills — there isn’t a national list. The Northern Territory has no land tax. The home you live in is usually exempt.
Two numbers (ATO lines)
Before tax / week
−$789FY2026–27 / 2026 land-tax year
−$41,025 a year. Interest, not principal.
After tax / week
−$427FY2026–27 / 2026 land-tax year
Tax effect −$18,838 at 39% incl. Medicare.
- Gross rent $39,000 − vacancy $1,500 − interest $57,600.
- Land tax $0 on aggregated site value $800,000.
- Stamp / transfer duty $48,187.
- Depreciation is paper. It cuts the cost base when you sell.
Source: Revenue NSW transfer duty ↗ · checked 22 Oct 2026
Source: Revenue NSW land tax thresholds and rates ↗
The discount switch is current law after 12 months. This page does not tax a sale. Law since 26 June 2026 (Tax Reform No. 1 Act 2026). From 1 July 2027, negative gearing of residential property is limited to new builds. Properties held at 7:30pm AEST on 12 May 2026 are exempt from the negative gearing change. From 1 July 2027 the 50% CGT discount is replaced by cost base indexation and a 30% minimum tax rate, for gains that accrue after that date. General information only. ATO: the new law (updated 29 Jun 2026) ↗ · Tax Reform No. 1 Act 2026 ↗ Checked 21 Oct 2026. Verify land tax at the state office. We do not scrape Canstar or AusCalcs.
Next: Rental loss — The yearly loss, with and without setting it against salary.
What doctors often miss
Land tax uses the site value and owner type you pick. Council rates, insurance and strata are separate costs unless you type them.
What this figure includes
Included
- General transfer/conveyance duty from each state's current published table (NSW incl. premium duty; ACT owner-occupier or not, per the owner-occupier input)
- Land tax from each state's published rates for the owner type selected; ACT fixed charge; WA MRIT when Perth metro is selected; QLD 3% foreign surcharge for companies/trusts
- Source link and the date checked, under each result
Not included
- First home buyer concessions, exemptions and grants (any state); ACT Home Buyer Concession Scheme (no duty for eligible buyers from 1 Jul 2026)
- Foreign purchaser duty surcharges; QLD foreign surcharge for individuals — see QRO
- Off-the-plan, pensioner, primary production, commercial-property and other concessions
- Land tax exemptions, rebates, aggregation and trust rules beyond the owner type selected; WA 150% value cap
- Mortgage registration/transfer fees (unchanged), legal and conveyancing costs
- Rates published after the checked date
Estimates from published state tables, checked 22 Oct 2026. The state revenue office's assessment is the final figure.
A rough figure — not advice. Terms
Same site value, every jurisdiction
Investment holding, individual, $800,000 site value. NT is $0. Screenshot this.
| State | Assessment | Land tax |
|---|---|---|
| NSW | Midnight 31 Dec (3-year average land value) | $0 |
| VIC | Midnight 31 Dec (site value) | $3,450 |
| QLD | Midnight 30 June | $2,500 |
| SA | 30 June (site value) | $0 |
| WA | 30 June (unimproved value) | $1,950MRIT $700 |
| TAS | 1 July (assessed land value) | $6,237.50 |
| ACT | AUV — annual equivalent (assessed quarterly) | $9,898 |
| NT | No land tax | $0 |
Also
Advertisement — labelled, never inside the number.