Land tax

Calculating land tax

We assess your land tax quarterly and base the assessment on the status of the property as of four key dates: 1 July, 1 October, 1 January and 1 April each year.

The assessments are for each whole quarter; there is no daily pro-rated land tax liability within a quarter.

Calculate your land tax

To get an idea of how much your land tax will be, use the calculator below.

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This calculator should be used as a guide only. This calculator does not consider things such as interest or penalty tax that may apply. The calculations are GST exclusive.

We regularly update the calculators on our website in accordance with legislative requirements. However, no liability or responsibility is accepted by the Commissioner for ACT Revenue or the Australian Capital Territory for any errors in calculations which may arise because of errors made by you, errors due to technical issues, and errors arising due to issues beyond the control of the ACT Revenue Office.

Calculations you perform on this site do not replace the ‘Notice of Assessment’ for any tax liability issued to you by the Commissioner for ACT Revenue.

How is land tax calculated?

The amount of land tax you pay is made up of two components: a fixed charge and a valuation charge.

The fixed charge for land tax is $1,326.

The total valuation charge for the year is calculated by applying a rating factor to the average unimproved value (AUV). The AUV is the average of the property’s unimproved value over a number of years, as follows:

  • 2019-20 and before – averaged over the last 3 years;
  • 2020-21 – averaged over the last 4 years; and
  • 2021-22 and after – averaged over the last 5 years.

For example, the AUV for 2020-21 is the average of the property's unimproved value over 2017, 2018, 2019, and 2020.

For new or recent properties, the AUV can be the property’s unimproved value or an average of unimproved values over period the property has existed. These properties include those where a parcel of land has been subject to a Lease Variation Charge.

Further LVC information can be found by clicking here.

Marginal rates that apply to property AUV


Percentage (%)

Up to $150,000

0.52% of the AUV of the property

From $150,000 to $275,000

$780 plus 0.62% of the part of the AUV that is more than $150,000

From $275,001 to $2,000,000

$1,555 plus 1.10% of the part of the AUV that is more than $275,000

$2,000,000 and higher

$20,530 plus 1.12% of the part of the AUV that is more than $2,000,000

This figure is then divided into quarters. The amount for each quarter depends on the number of days in the quarter.


Non-leap year (%)

Leap year (%)

July to September



October to December



January to March



April to June



Unit title properties

The valuation charge calculation for residential unit properties starts the same as for houses, with a rating factor applied to the AUV of the residential portion of the total unit complex (100% if it’s a fully residential complex).

This figure is then multiplied by the unit entitlement percentage, which is the percentage that a unit holds compared with the overall unit complex. For example, if there are four equal-sized units on the block, each would have a valuation charge of 25 per cent of the overall valuation charge for the unit complex.