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 (Vestly shape, 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.
- Depreciation is paper. It cuts the CGT cost base when you sell.
50% CGT discount is current law after 12 months. A rewrite is announced for 1 July 2027 and is not in these numbers. This page does not tax a sale. 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.
Included / Not included
Included
- Land tax from the state table for the site value and owner type you pick · Linked on the page
- Stamp duty where the page shows a buy · State revenue office, linked on the page
Not included
- Council rates, insurance, and strata you did not type
- Vacancy, rent growth, and a sale price, unless those fields are on the page
- Depreciation (Division 40 and 43) beyond a placeholder you type
- A borrowing-power assessment
- Inflation
Assumptions you can edit are the inputs on this page. This is a model, not a prediction, a tax assessment, or a recommendation.
A rough figure — not advice. Terms
Same site value, every jurisdiction
Investment holding, $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) | $1,250 |
| TAS | 1 July (assessed land value) | $6,238 |
| ACT | AUV — no tax-free threshold | $7,490 |
| NT | No land tax | $0 |
Also
Advertisement — labelled, never inside the number.