Australian Land Tax Calculator (Excel) – every state, up to 10 properties, 2026-27 rates

NEW: Google Sheets edition included. You also get a link to make your own copy in Google Sheets, tested to give the same results in every formula cell.

NEW in version 1.1: company owners, and separate foreign-person and absentee settings that follow each state's own rules.

Find out how much land tax you'll pay in each state and territory, in total, and how much you'd save if two people owned the properties separately.

Enter up to 10 properties anywhere in Australia: state, taxable land value, use, and whether it's your home. The workbook adds up the land one owner holds in each state, applies that state's own scale and thresholds, and gives you:

• Land tax by state and in total, including foreign/absentee surcharges and WA's Metropolitan Region Improvement Tax
• The effect of splitting ownership between two people, state by state (each person's land assessed separately), with a plain-English note on how each state treats separate and joint owners
• A holding-cost summary per property: its share of land tax plus council rates, water, strata and insurance, per year and per week, and rent less holding costs
• Individual, trust or company owners: NSW special trust rates, VIC trust surcharge, QLD company and trustee rates and SA trust rates are built in
• Foreign person and absentee rules kept separate, the way the states define them: NSW, TAS and ACT foreign surcharges, and VIC and QLD absentee surcharges

What's inside: Home page, Dashboard, Portfolio (inputs), Land Tax by State, Split Ownership, Holding Costs, Workings, Checks, Rules & Rates, Notes & Sources. Example data included.

Rates used: NSW and VIC 2026 land tax year; QLD, SA, WA and ACT 2026-27; TAS 2026-27 using the scale in force from 1 July 2025. NT has no land tax. Every rate and threshold was checked on the state revenue office websites on 23 October 2026 (SA, ACT and the VIC and QLD absentee rules re-checked on 25 October 2026) and is listed with its source on the Rules & Rates tab. Rules we couldn't verify are left out and labelled on the sheet (for example joint ownership on one title, exemptions other than your home, ACT units).

Built and checked by a CPA. Every formula tested against a separate calculation.

Tested against every worked example published on the revenue office pages we checked (NSW, QLD, SA, plus Victoria's published surcharge tables), and against an independent calculation over 1,202 test portfolios with no differences.

Works in Microsoft Excel and LibreOffice. Instant download.

Designed by Plain Numbers Co with the help of AI tools. Listing images are designed previews of the actual file.

30-DAY MONEY-BACK GUARANTEE: if it doesn't work for your situation, message us within 30 days. We'll fix it, or refund you in full if you'd rather. This is in addition to your rights under the Australian Consumer Law, which are not excluded.

General information only, not tax, financial or legal advice. Land tax depends on your circumstances and the revenue office's assessment; your notice is the final word. Changing ownership can trigger stamp duty and CGT, which this workbook does not include. Check with a registered tax agent, lawyer or the revenue office before acting.