Land Tax on $3,000,000 in New South Wales (2025-26)
Different situation? Run the NSW land tax calculator
This page assumes an individual resident owner with no foreign or absentee surcharge. Trust ownership, foreign-owner surcharge, multi-property holdings, and PPOR exemption can change the result substantially.
Land Tax Breakdown
| Land value | $3,000,000 |
| Taxable portion | $1,925,000.00 |
| Base land tax | $30,900.00 |
| Surcharges | $0.00 |
| Total annual land tax | $30,900.00 |
| Effective rate | 1.030% |
Assumes individual resident owner with no foreign or absentee surcharges. Principal place of residence is generally exempt from land tax, and ACT land tax applies to non-PPOR residential properties.
Compare Nearby Land Values in NSW
| Land Value | Land Tax | Effective Rate |
|---|---|---|
| $1,500,000 | $6,900.00 | 0.460% |
| $3,000,000 | $30,900.00 | 1.030% |
| $5,000,000 | $62,900.00 | 1.258% |
Compare Land Tax Across States
Land holdings in this value range
Between $2 million and $5 million in land value, you are in the higher rate brackets in all states. Land tax bills at this level are significant — typically $20,000 to $100,000 per year. Premium rates apply in NSW (above $6.57M) and VIC (above $3M). Interstate investors need to be particularly careful about QLD's interstate aggregation provisions, which can push your effective QLD rate higher.
Diversify across states
Because land tax is calculated per state, splitting a $4 million portfolio across two states can result in lower total land tax than concentrating it in one state. This strategy is most effective in states with high thresholds (NSW, QLD, SA) where splitting keeps you below premium rate tiers.
Professional advice is essential
At $2M+ in land value, the interaction between land tax, income tax, CGT, and stamp duty on any restructuring makes DIY planning risky. A specialist property tax advisor can model the net cost of different ownership structures and identify if restructuring would save money after accounting for CGT and stamp duty on transfers.
Typical owners: Established property investors with 3+ properties, property development entities, family investment trusts, and SMSFs with significant property portfolios.
Land Tax in New South Wales
NSW has a $1,075,000 general land tax threshold for 2026. Revenue NSW applies it to the combined 3-year average value of all taxable NSW land, so multiple holdings are aggregated before the threshold is applied.
How to calculate land tax on $3,000,000 in NSW
- Start with taxable land value of $3,000,000 in New South Wales.
- Apply the state threshold ($1,075,000.00) to determine taxable land value.
- Calculate base land tax and add any state surcharges (if applicable).
- Confirm the annual land tax result ($30,900.00) and compare with nearby values or other states.
NSW Land Tax Calculator
Need a detailed calculation for New South Wales? Use the NSW calculator to adjust ownership type, surcharges, and multiple properties.