TAS Land Tax Calculator 2025-26

What this calculator works out

This calculator estimates your annual Tasmanian land tax for the 2025-26 assessment year, based on the aggregated Valuer-General assessed land value of your TAS taxable land at 1 July. It applies the State Revenue Office Tasmania two-band progressive scale and optionally adds the 2% Foreign Investor Land Tax Surcharge (FILTS).

It does not assess your principal place of residence (PPR) — that is exempt and should be excluded from the value you enter. Primary production land is also exempt.

The rates are sourced from the State Revenue Office Tasmania and the land tax rates page. This is a general estimate, not a substitute for your formal Notice of Assessment.

The formula and where the rates come from

For the 2025-26 assessment year the SRO Tasmania scale is:

• Up to $124,999 — nil land tax.
• $125,000 – $499,999 — $50 + 0.45% on the value above $125,000.
• $500,000 and above — $1,737.50 + 1.5% on the value above $500,000.

The $1,737.50 in band 2 is simply $50 plus the full 0.45% on the $375,000 between $125,000 and $500,000.

For foreign owners, an additional Foreign Investor Land Tax Surcharge (FILTS) of 2% applies on the assessed value of residential land, on top of the general land tax.

if value < 125_000        → tax = 0
if value < 500_000        → tax = 50 + 0.45% × (value − 125_000)
if value >= 500_000       → tax = 1_737.50 + 1.5% × (value − 500_000)

foreign surcharge          = 2% × value (if foreign owner)
total                      = general tax + foreign surcharge

The "value" used here is the aggregated assessed land value of all your taxable TAS land at 1 July. Multiple properties owned by the same person are added together before the threshold is applied — you do not get a fresh $125,000 threshold per property.

How to read the inputs

• Aggregated assessed land value — the total Valuer-General assessed land value (unimproved value, excluding buildings) of all your taxable TAS land at 1 July of the assessment year. Exclude your PPR and any primary production land.
• PPR confirmation — a reminder that your principal place of residence is exempt and must be excluded from the aggregate before entering it.
• Foreign owner toggle — applies the 2% FILTS in addition to the general land tax. The surcharge applies to residential land owned by a foreign person as defined by the SRO.

Worked examples

1. Owner-occupier with one home worth $600,000. PPR is exempt → taxable aggregate = $0 → land tax $0.

2. Investor with one rental property of assessed land value $300,000. Band 1 applies. Tax = $50 + 0.45% × ($300,000 − $125,000) = $50 + $787.50 = $837.50.

3. Investor with two rentals totalling $600,000 of assessed land value. Aggregated → band 2 applies. Tax = $1,737.50 + 1.5% × ($600,000 − $500,000) = $1,737.50 + $1,500 = $3,237.50. Note the threshold is not multiplied by the number of properties.

4. Large landholder with $1,000,000 aggregated assessed value. Band 2. Tax = $1,737.50 + 1.5% × ($1,000,000 − $500,000) = $1,737.50 + $7,500 = $9,237.50.

5. Foreign owner with the same $1,000,000 portfolio. General land tax $9,237.50 + FILTS 2% × $1,000,000 = $20,000 → total $29,237.50.

6. Boundary case at exactly $500,000. The first dollar at $500,000 enters band 2. Tax = $1,737.50 + 1.5% × $0 = $1,737.50 — identical to the value of $499,999 under band 1 (≈ $1,737.50), so the scale is continuous at the boundary.

Common pitfalls

• Forgetting aggregation. The threshold is $125,000 for the total of all your taxable TAS land, not per property. Two $80,000 blocks aggregate to $160,000 and breach the threshold.
• Confusing site value with capital value. Land tax uses the assessed land value (unimproved value of the land), not the capital value (land + improvements) shown on your council rate notice. Both figures appear on the rate notice; use the smaller "land value" line.
• Including a PPR you have moved out of. If you no longer live in the property as your principal place of residence by 1 July, the PPR exemption is generally lost and the property becomes taxable. Short absences may be excused — check the SRO concessions.
• Missing the foreign surcharge. FILTS applies to foreign owners of residential land in Tasmania. Australian citizens and Australian permanent residents are not foreign owners. New Zealand citizens holding a Subclass 444 special category visa generally are not foreign owners.
• Trust and company structures. Trustees and companies are taxed on the same scale, but grouping rules can apply for related entities. The trust beneficiary is not separately assessed for trust-held land in Tasmania.
• Late payment. SRO Tasmania charges interest and penalty tax on unpaid land tax. Notices are issued progressively from August onwards.

Related calculators

• Land Tax Calculator NSW — NSW Revenue threshold and premium scale.
• Land Tax Calculator VIC — VIC SRO tiered scale, plus VRLT and absentee surcharge.
• Land Tax Calculator QLD — QRO progressive rates, including the surcharge for foreign companies and trusts.
• Land Tax Calculator SA — RevenueSA general and trust scales for 2025-26.
• Land Tax Calculator WA — RevenueWA progressive rates and the Metropolitan Region Improvement Tax.

Sources:

• State Revenue Office Tasmania — Land tax
• SRO Tas — Rates of land tax
• SRO Tas — Land tax calculator
• SRO Tas — Land tax exemptions
• SRO Tas — Foreign Investor Land Tax Surcharge
• Land Tax Act 2000 (Tas)