Free, and nothing changes on this page. Your numbers now, then three short emails over the next week, and we stop. Unsubscribe in one click.
Everything is unlocked. Change a land value, add a state or try another owner, and run it again as often as you like. Nothing is deducted, nothing counts down, and none of it expires.
Own more than one property? Your land tax was set the day you signed.
You bought a second property, and the land tax on the first one went up. Here is why. Each state adds up all the land you own there and taxes the total. No two states use the same tax-free threshold. And in New South Wales, the family trust set up to protect your assets gets no tax-free threshold at all.
Each revenue office works out its own state and nothing else. None of them will tell you what the same land would cost in a different name. This calculator checks all eight states and territories in about three minutes, then lines up every legal way to own your land and shows how much depends on whose name is on the title.
A rough guide for one state, two owners and two titles. The full calculator covers all eight, takes your home out, and checks every legal way to own the land.
Sound familiar?
Australia has eight different land tax systems. No two agree on the tax-free threshold, the date they check, how a trust is taxed or who pays extra. Nobody has to explain any of it to you before you sign a contract.
Because land is revalued every year, but the threshold it is measured against is not. New South Wales has kept its threshold at the 2024 amount since the 2025 land tax year. So the same land climbs a scale that is standing still.
It is the New South Wales name for a trust where nobody has a fixed share. That covers every discretionary family trust. A special trust gets no tax-free threshold at all and pays from the first dollar of land value.
They can both be right in one state and both wrong in another. The friend who did it in Perth was in the one place with no trust surcharge. And adding a second name to a title gets you no second threshold anywhere, because joint owners are taxed together.
For land you already own, changing the name on it is a transfer. That means duty in the state it sits in and a capital gains event on the way out. That is the honest answer, and it is why your next purchase matters more than your last one.
Type in the land value in each state and whose name is on the title. We apply all eight published scales, take out your home and any farm, work out every legal way to own it and put them in order. No appointment, no sales call. We never ask for an assessment number, a client ID or a tax file number.
About three minutes, free, no card. You will see this year's bill in every state, and how much depends on whose name is on the title.
What guessing costs
Two units, bought the same year, worth the same money, in the same street. The only difference is the name on the title, and neither owner picked it by looking at the numbers.
Both owners are made up. The maths is not: 1.6% of $1,650,000 with no threshold, against two holdings of $825,000 under a $1,075,000 threshold, projected over ten years at 3% land value growth on the 2026 land tax year scales. Every figure above comes from the same engine the report uses and is on the worked examples page.
Your other options
| Guess Wait for the bill |
An accountant Written structuring advice |
Land Tax Check This calculator |
|
|---|---|---|---|
| What it costs | Nothing now, whatever the bill says later |
$1,500 to $5,000 | $19 |
| How long it takes | Until the bill arrives | An appointment, then days or weeks | About three minutes |
| Shows what a different owner would pay | |||
| Every legal way to own it, priced and in order | Usually one or two | ||
| Run it again when something changes, at no extra cost | |||
| Advice personal to you, including duty and capital gains tax |
Key dates
Land tax is set at midnight on one day. Whoever is on the title at that moment pays for the whole of the next year. A settlement one day either side of it can mean a full year of tax nobody chose.
They look at what you own at midnight and tax you for the calendar year that follows. The New South Wales general threshold is - and has not moved since the 2025 land tax year. Victoria's is -. When each state assesses.
These four run on the financial year instead. So one portfolio can have two assessment dates six months apart, and a purchase can miss one and catch the other. The Queensland threshold is - for a resident individual. These figures are the - scales.
It applies to the 2024 to 2033 land tax years, so 2034 is the first year assessed without the extra fixed amounts. Separately, a New South Wales family trust pays - from the first dollar, which is - a year on land at the threshold, and a foreign owner pays - on top.
What you get: free vs paid
The free estimate shows this year's bill in every state, and how much the cheapest way of holding it would save. The report shows you which way that is. It prices every legal way to own the same land, puts them in order on your own land values, and shows every step so you can check it against your notice.
See a full sample report, free. It follows a made-up investor all the way through, shows the open half exactly as a customer sees it, and lets you ask the assistant two questions.
How it works
If you can read a council rates notice, you can use this. Simple mode asks only what decides most of the answer. Advanced mode also lets you set how fast land values grow and whether the thresholds move with them.
The land value in each state, whose name is on the title, how many separate titles, and the land under the home you live in. We do not ask for an address, an assessment number, a client ID or a tax file number. Nothing you would not say out loud to a bank teller.
Your land tax in every state at once, added up the way each state adds it up, with your exemptions taken out and any surcharges added on. You also see how much the cheapest way of holding it would save. What is held back is which way that is.
$19 opens the full report: every structure priced over the years you hold it and ranked on one stated measure, with the year each threshold runs out and where the next purchase would be cheapest. PDF included, ready to take to your accountant.
The Land Tax Management Act 1956 (NSW), the Land Tax Act 2005 (Vic), the Land Tax Act 2010 (Qld), the Land Tax Act 1936 (SA), the Land Tax Assessment Act 2002 (WA), the Land Tax Act 2000 (Tas) and the Rates Act 2004 (ACT), as published by each revenue office for the 2026 land tax year.
Nothing is a black box. Every figure carries the threshold it was measured against and the scale it came off, so you can put it beside the assessment notice and check it.
We are not licensed to tell you what to do, and the arithmetic is the part people are missing rather than the opinion. Transfer duty, capital gains tax and whether a structure is open to you at all are outside what this measures, and it says so.
If the calculator cannot properly model your situation, or something goes wrong, tell us within 14 days and we will refund you. No forms, no argument.
Included with the report
Every report comes with an assistant that has read your report: your land values, your states, your structures and your numbers. It answers questions about it in plain English. It is not a search box or a help page. It knows what your report says because it has been given it.
An example of the kind of answer it gives, on the sample report's figures.
Price
One payment, no expiry, nothing to renew, and we never keep your card. It opens the whole report and lets you run the sums again whenever something changes: a new state, a new title, a new owner.
Prices in Australian dollars. Paid securely through PayPal: card or PayPal balance, no account needed. See a sample report before you decide.
Land tax FAQ
Each state adds up the land value of everything one owner holds inside its own borders at its assessment date, then applies its own scale to the total. Land in another state is not counted, and neither is the home you live in or land used for primary production. The thresholds are nothing alike: $1,075,000 in New South Wales, $50,000 in Victoria, $600,000 in Queensland, $936,000 in South Australia, $300,000 in Western Australia and $125,000 in Tasmania. The ACT does not add holdings together at all, and the Northern Territory has no land tax.
Because in New South Wales a discretionary trust is a special trust, and a special trust gets no tax-free threshold. It pays 1.6% of the whole land value from the first dollar. On land worth exactly the general threshold of $1,075,000, that is $17,200 a year where an individual pays nothing. Victoria charges trusts on a surcharge scale that starts at $25,000, and Queensland taxes a trustee from $350,000 instead of $600,000. Western Australia, Tasmania, the ACT and the Northern Territory have no trust surcharge at all.
Not by itself. Joint owners are taxed together on the land they share, as one taxpayer with one threshold, before either of them is taxed on anything else. What gets you a second threshold is two separate titles held in two separate sole names. That is a decision made when you buy. Adding or removing a name later is a transfer of land, with duty and a capital gains event attached.
No, and using the wrong one overstates every figure. Land tax is charged on the unimproved land value: the site as if nothing had been built on it. It is printed on your council rates notice and set by the Valuer-General in each state. On an apartment it is your share of the whole block, which can be a small fraction of what the flat would sell for.
Five jurisdictions charge foreign owners a surcharge on top of the ordinary tax: 5% of residential land value in New South Wales, 4% of all land in Victoria, 3% of the value above $350,000 in Queensland, 2% of residential land in Tasmania and 0.75% in the ACT. South Australia, Western Australia and the Northern Territory charge none. Outside Queensland the surcharge starts from the first dollar, and splitting the land between owners does not reduce it, because each owner is still foreign. Queensland also taxes a foreign person who does not live in Australia from $350,000 instead of $600,000.
New South Wales and Victoria look at what you own at midnight on 31 December. Queensland, South Australia, Western Australia and Tasmania look at midnight on 30 June. Whoever is on the title at that moment is taxed for the whole of the following year, so a settlement one day either side of the date can move a full year of tax. The ACT checks at the start of every quarter and charges each quarter on its own.
No. The land under your principal place of residence is exempt in every state that charges land tax, and land used for a primary production business is exempt too. The catch is the owner: a company, a discretionary trust or a super fund generally cannot claim the home exemption. Moving out ends it from the next assessment date, and nobody sends a reminder.
No. Each state only adds up the land you own inside its own borders, and no state counts land in another state. So two properties in one state can cost far more than one property in each of two states with the same total value. That is why the state you buy the next property in can change your land tax so much.
Sometimes, but only with separate titles in separate names. Joint owners share one threshold, so adding a name does nothing. Two titles, each held by a different owner, give two thresholds. New South Wales groups related companies and South Australia looks through related companies and trusts, so extra entities do not always count as extra owners. Changing land you already own is a transfer, with duty and capital gains tax.
Better than a family trust in three states. A complying self-managed super fund counts as a fixed trust in New South Wales, so it keeps the $1,075,000 threshold, and it is an excluded trust in Victoria and South Australia, so general rates apply. Queensland still taxes it on the trustee scale from $350,000. A fund can never claim the home exemption.
The free result gives you this year's bill, added up the way each state does it, in every state. The report prices the same land held every way open to you (up to eight), ranks them on total land tax over your holding period, shows the year each state's threshold stops protecting you as land values rise, and separates out the foreign and absentee surcharges so you can see how much of the bill they are.
No. This is an information service. It applies the published land tax scales to the figures you enter and shows what they produce, with every step visible. It ranks structures on one stated measure, total land tax over the period you enter, and does not recommend one. Transfer duty, capital gains tax, asset protection, borrowing and how income is shared out sit outside that measure and are not in it.
It is picked on a contract, months before the first land tax bill arrives, often by whoever asks first. After settlement the only way to change it is to transfer the land. That means duty in the state it sits in and a capital gains event on the way out. So the cheapest three minutes in this whole process are the three before you sign.
No card. No sign up. Your answer on the next screen.
Every year you own it, you pay again for the same decision.
Each state revenue office works out one state for one owner. This one adds up every state, then compares every legal way to hold the same land, so you can see what the owner on the title is costing you before you sign anything.
Tax rates as at the -. New South Wales and Victoria tax what you own at midnight on 31 December. Queensland, South Australia, Western Australia and Tasmania tax what you own at midnight on 30 June. The ACT checks at the start of every quarter.
Your free land tax estimate
That is how much more land tax you would pay, on your own land values, by holding this land the way you do now instead of the cheapest legal way.
Use any email you like for your login. It does not have to be your PayPal one.
And you can ask it questions. Your report comes with an assistant that has read it and explains any figure in plain English, if you want it. It is given the amounts on your report, never your name or your email, and the conversation stays in your browser.
A link back to this estimate on your own land values: this year's bill in every state, and how much depends on whose name is on the title. Forward it to your partner or your accountant. The report is still $19 whenever you come back.
Your estimate now, then three short emails over the next week, and we stop. Unsubscribe in one click. We never sell your address.
Before the next assessment date
Land tax comes every year for as long as you own the land, and the name on the title decides how much you pay. The full report prices every legal way to own what you have, in every state at once, and ranks them on total land tax over the years you hold it. One payment, and you can run it again whenever something changes.
Yes, it is included, and using it is entirely your choice. It sits behind one button on your report and does nothing until you press it. Nothing in the report is held back from somebody who never opens it.
When you do ask it something, what it receives is the figures on your report: amounts and categories. Not your name, not your email address, not your account, and never an assessment number, a tax file number or a bank detail. We do not hold those in the first place. The name you can put on the report cover is optional and is not part of what it is given. The conversation stays in your browser tab and is gone when you close it, and we record that a question was asked without recording what it said.
Section 5 of the privacy policy sets out exactly what does and does not travel, including who processes it.
No. You pay once and the access is yours. There is no subscription and nothing renews. PayPal handles the payment, so we never even see your card number.
Yes. Pick the owner that holds the largest share, and the report prices every other arrangement against it, so you can see what a different split would cost. If your portfolio divides in an unusual way, run it twice and compare. There is no limit on how many times you can.
Land Tax Check provides information, not financial product advice. We are not licensed to give personal financial advice and we never tell you which option to pick. What we do is apply the published rules to the figures you enter and show you what they produce, with every working visible. Your actual land tax is assessed by the revenue office of each state the land is in, on the land values that state’s Valuer-General issues and on the ownership recorded on the title at that state’s assessment date. Transfer duty and capital gains tax on moving land already owned are outside what this measures, and so is whether a structure is lawfully available to you at all.
Pay once and the full report opens on the figures you already entered. Nothing renews and nothing expires.
Use any email you like for your login. It does not have to be your PayPal one.
Land tax examples
Nine made-up investors, between them holding land in all eight jurisdictions, each one priced against every structure open to them. Every figure on this page is worked out the moment you load it, by the same engine a paying customer’s report uses. None of it is typed into the page, so none of it can quietly go stale when a threshold moves.
Everything one owner holds inside a state is added together and taxed on one rising scale, so the second property pushes the first one up it. No state counts another state’s land, which is why a portfolio spread across three states gets three tax-free thresholds and the same portfolio in one state gets one.
Four jurisdictions charge a trust more than a person for exactly the same land, and New South Wales charges a discretionary trust from the first dollar with no tax-free threshold at all. Western Australia, Tasmania, the ACT and the Northern Territory charge no trust surcharge of any kind.
Joint owners are assessed together on the jointly held land, as a single taxpayer, before either of them is assessed on anything else. What buys a second threshold is two separate titles in two separate sole names. That is decided when you buy, because adding or removing a name afterwards is a transfer of land.
Everything below is those three facts in real dollars, for nine different portfolios. Worked out on the current schedule.
Your own figure depends on the land value in each state, whose name is on each title, how many separate titles there are, and whether the home you live in is inside the structure or outside it. About three minutes, and the answer is free.
Eight legal ways to own the same $2,470,000 of land value, and what each one costs in land tax over ten years, cheapest first, on the Ashworths' own figures. The land and its value are the same in every row. Only the owner on the title changes. Open Show Details on any row to see what it means and what is involved.
Four numbers. The rest of the report shows where they come from.
The measure. Every figure in this report is total land tax over ten years, on the 2026 land tax year scales, with land values grown at 3.0% a year and thresholds assumed to stay where they are. It is the only measure used and it is stated on every page. Transfer duty, capital gains tax, asset protection, borrowing and how income is distributed are outside it.
The same figures as the list above. The shorter the bar, the less land tax that arrangement costs over the ten years.
This year's land tax, state by state. No state counts land in another state, so these are two separate bills.
| State | Land value | Tax-free | Their threshold | Tax | Total |
|---|---|---|---|---|---|
| NSW New South Wales | $1,850,000 | - | None | $29,600 | $29,600 |
| VIC Victoria | $620,000 | - | $25,000 | $4,458 | $4,458 |
Nothing is tax-free here, and there is no threshold either. The $760,000 of land under the house the Ashworths live in would be tax-free if one of them owned it. In a family trust it is not, because the home exemption needs a person who lives there to own it. And in New South Wales a family trust is a special trust, so the $1,075,000 tax-free threshold a person would get does not apply. The whole $1,850,000 is taxed at 1.6% from the first dollar. Those two things make up almost all of the gap between the trust and one person in section 01.
Victoria taxes a trust from $25,000 instead of the $50,000 a person gets, on its own higher scale.
The same $1,000,000 of land in every state, not the Ashworths' own land, so you can see where the next purchase would cost the least.
The Ashworths' own land, priced in a family trust and in one person's name, in each state. New South Wales is almost all of the difference.
Everything above is real arithmetic on a made-up portfolio. Run yours and the full report opens on your own land values.
And you can ask it questions. Every report comes with an assistant that has read your report and explains any figure in it in plain English. Using it is entirely your choice, it does nothing until you press the button, and it is given the land values on your report and never your name, your email or your account.
That is somebody else's land. Yours takes about three minutes, and the first answer is free.
The link may have been used already. If you still get emails, contact us and we will stop them.
Land tax guides
Written for somebody holding an assessment notice that is larger than last year’s and wondering why. Plain English, this year’s published scales, all eight jurisdictions side by side, and every working shown so you can check it against your own notice.
Reading is useful. Knowing what this is about to cost you is better.
Surcharges
Victoria charges 4% on land held by an absentee owner, and it is the broadest surcharge in the country in two ways: it applies to all land rather than to residential land only, and the test that triggers it is about presence rather than only about citizenship.
The absentee owner surcharge is an additional amount of Victorian land tax, calculated at 4% of the taxable value of the Victorian land an absentee owner holds. It is charged in addition to whatever the general or trust scale produces, and it has no threshold of its own.
Absentee surcharge = 4% × total taxable Victorian land value
It rose from 2% to 4% for the 2024 land tax year, doubling the figure for every owner already caught by it.
New South Wales and Tasmania charge their surcharges on residential land only. Victoria does not distinguish: a warehouse, a shopfront, a block of industrial land and a house are all in the base.
For an absentee owner with a commercial portfolio that is the single largest difference between the two largest states. On $5,000,000 of commercial land value, New South Wales charges no surcharge at all and Victoria charges $200,000 a year.
Broadly, an absentee individual is somebody who is not an Australian citizen or permanent resident and who either does not ordinarily reside in Australia, or was absent from Australia at 31 December, or was absent for more than six months in total during the calendar year.
The second and third limbs are what catch people who do not think of themselves as absentee at all. Somebody working overseas on a two-year posting is absent. So is somebody who spent seven scattered months of the year abroad. The test is applied to the calendar year and measured against the 31 December assessment date.
An absentee corporation is one incorporated outside Australia, or one in which an absentee person has a controlling interest. An absentee trust is one with an absentee beneficiary - and for a discretionary trust that includes a beneficiary who merely could receive a distribution.
Yes. This is the same deed issue that arises in New South Wales, and it works the same way. A family trust with a widely drawn beneficiary class - all the descendants of a named person, their spouses, and connected entities - will very often include somebody who is or could become an absentee.
The trust does not have to have distributed anything to them. The capacity is enough.
The remedy is a deed amendment that excludes absentee and foreign persons from the class, irrevocably. It is a solicitor’s job, it is not expensive against the annual figure, and the single most useful thing an owner of Victorian land in a family trust can do is find out for certain whether their deed already contains one.
The surcharge sits on top. An absentee discretionary trust holding Victorian land pays the trust surcharge scale and then 4% of the whole taxable value as well.
On $1,000,000 of Victorian land value that is $8,163 on the trust scale plus $40,000 of absentee surcharge - $48,163 a year, against $4,650 for a resident individual holding the same land. The surcharge is more than eight times the entire ordinary tax.
No. The surcharge has no threshold and follows the owner rather than the scale, so dividing the land between entities does nothing at all: each entity is still absentee, and each pays 4% of its share.
That is why the report separates the surcharge out from the tax. On an absentee portfolio the structure ranking is still worth having, but it is ranking the smaller half of the bill, and saying so is more useful than presenting a saving that does not touch the larger half.
Land that is exempt from land tax is outside the surcharge too, because the surcharge is charged on taxable value. So genuinely exempt primary production land held by an absentee attracts neither.
Victoria also has a discretionary exemption process for absentee corporations and trusts whose Australian operations and Australian ownership are substantial, exercised by the Treasurer on application. It is a real path and it is a narrow one, and it is applied for rather than assumed.
Vacant residential land tax is separate again, and an absentee owner with an empty Melbourne apartment can meet all three: ordinary land tax on the site value, the absentee surcharge on the same value, and vacant residential land tax on the capital improved value.
Only the first two are in the figures this calculator produces. The third is charged on a different base and is worth treating as a separate bill entirely.
The free calculator applies Victoria’s absentee surcharge to all your Victorian land and every other state’s surcharge on its own base, and shows the surcharge as its own line rather than folded into the total.
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About us
Maybe you bought a second investment property, or moved one into a trust. A year later a land tax bill arrived that was bigger than you expected, on land you had not touched. Land tax is charged every year for as long as you own the land. The amount depends on whose name is on the title at midnight on one date each year. By the time the bill explains that, the decision is a year old and costly to change.
None of the rules are secret. They are in each state's land tax law: the Land Tax Management Act 1956 (NSW), the Land Tax Act 2005 (Vic), the Land Tax Act 2010 (Qld), the Land Tax Act 1936 (SA), the Land Tax Assessment Act 2002 (WA), the Land Tax Act 2000 (Tas) and the Land Tax Act 2004 (ACT). Each state's tax office publishes its rates for the year. What almost no one sees is their own land priced in every state at once. The rules sit in eight places, change at different times, and are checked on dates six months apart. Each state's own calculator covers that state and nothing else.
Land Tax Check does one thing. It applies each state's published rates to your land values and shows you the result in full. It prices every common way of owning the land over the years you plan to keep it, puts them in order from cheapest to dearest, and shows every step, so you can check it against your own land tax notice or take it to your accountant.
We do not tell you what to do. We are not licensed to give personal advice, and the numbers are usually what people are missing, not an opinion. The report looks at land tax only. Stamp duty, capital gains tax, protecting your assets, and whether an option is open to you at all are not included, and the report says so. What it costs to change the owner is the guide to read before assuming this is easy to fix.
Short version: we hold as little as we can, we never ask for the identifiers that matter most, and the calculation runs on your own device. The long version is below, because you are entitled to it.
This policy explains how XTO Pty. Ltd. (we, us, our) collects, holds, uses and discloses personal information, and how you can access, correct or complain about it. We handle personal information in accordance with the Privacy Act 1988 (Cth) and the Australian Privacy Principles (APPs).
It applies to calculatedchoices.com.au and to every email we send you. It does not apply to any third party site we link to.
We do not ask for, and you should never send us, your Medicare number, tax file number, land tax assessment numbers, client identification numbers, or any government identifier, bank account details or card number. The calculator does not need them. If you send one to us anyway we will delete it rather than store it.
We do not collect sensitive information as defined in the Privacy Act - health information, racial or ethnic origin, political or religious beliefs, sexual orientation, or criminal record. Where the calculator asks about care needs it asks about funding categories, never about a medical condition.
Information you give us
Information collected automatically
In your browser, on your device. The figures you type into the calculator are processed locally to produce your result. They are transmitted to us only if you choose to save a scenario to your account. If you never save one, we never receive them.
Two exceptions, and both are things you have to choose to do:
A paid report comes with an optional assistant you can ask questions about your own figures. It is the one part of this site that sends anything to a third party, so it is set out here in full.
It is entirely your choice, and it does nothing until you use it. Nothing is sent anywhere unless you open the assistant and ask a question. If you never open it, this section does not apply to you at all, and the rest of the report works exactly the same.
What is sent when you do ask
What is not sent
What travels is a set of amounts and categories. On its own it does not identify anybody, and we do not send anything alongside it that would.
Who processes it
The request is answered by Google's Gemini API, which processes it outside Australia - see sections 10 and 11. We do not train any model on your figures and we have no arrangement permitting anyone to do so; what Google does with data sent to its API is governed by its own terms, which we do not control.
How long it is kept
Because the assistant is optional, you can have the entire paid report without any of the above ever happening. Nothing in the report is withheld from somebody who never opens it.
We use the following, and nothing else:
You can clear or block these through your browser at any time. Clearing them will sign you out and reset your preferences; the site will otherwise work normally.
We use Google Analytics and Google Ads to measure how people find and use the site and whether our advertising is worth running. Where these are enabled, Google receives your IP address, device and browser information, the pages you viewed, and - when you complete a purchase - the order reference and the amount paid. Google may set its own cookies and may combine this with data it holds from other sources. Google's handling of that data is governed by its own privacy policy, not ours.
We do not sell your personal information, and we do not disclose it to data brokers, advertising networks other than as described above, revenue offices, tax agents, accountants, conveyancers, lenders or property marketers, or anyone who might try to sell you something.
You can opt out of Google Analytics using Google's browser add-on, and you can adjust personalised advertising in your Google account settings.
Payments are processed by PayPal. Your card or account details are entered on PayPal's systems and are never transmitted to, seen by, or stored on our servers. We receive only the transaction reference, the amount, the status and the email address associated with the payment.
Some of these providers store or process data outside Australia, principally in the United States (Google, PayPal) and, depending on our email provider, in other countries. By using the site you acknowledge that we take reasonable steps to ensure overseas recipients handle your information consistently with the APPs, but that we cannot control and are not accountable for how an overseas recipient handles it once disclosed, and that you may not be able to seek redress in that jurisdiction.
The site runs entirely over HTTPS. Passwords are stored as salted PBKDF2 hashes, not as text anyone here can read. Access to the database is restricted to those who need it. No system is perfectly secure, and we cannot guarantee the security of information transmitted over the internet, but we take reasonable steps to protect it from misuse, interference, loss and unauthorised access, modification or disclosure.
If a data breach occurs that is likely to result in serious harm, we will notify you and the Office of the Australian Information Commissioner as required by the Notifiable Data Breaches scheme.
If you give us your email address for a free estimate we may follow up about the full report. Every commercial email we send identifies us and carries a functional unsubscribe link, as required by the Spam Act 2003 (Cth). We action unsubscribes immediately. You will still receive transactional email - receipts, access details and password resets - because those are not marketing.
Write to support@calculatedchoices.com.au. We will:
We will respond within 30 days and will not charge you for making a request. We may need to verify your identity first.
If you think we have breached the APPs, write to support@calculatedchoices.com.au with "Privacy complaint" in the subject line. We will acknowledge within 5 business days and respond substantively within 30 days.
If you are not satisfied with our response, you may complain to the Office of the Australian Information Commissioner: oaic.gov.au, 1300 363 992, or GPO Box 5288, Sydney NSW 2001.
The site is intended for anyone who owns, or is about to buy, Australian land other than the home they live in. It is not directed at children and we do not knowingly collect personal information from anyone under 18.
We may update this policy. The effective date at the top changes when we do. Where a change is material we will tell you by email or by notice on the site before it takes effect. Continuing to use the site after that means you accept the updated policy.
Privacy Officer
XTO Pty. Ltd. (ACN [ACN NOT SET])
Level 1, 457 Elizabeth Street, Surry Hills NSW 2010
support@calculatedchoices.com.au
Plain English, because the whole point is that you understand it. Section 6 is the one that matters most - please read it before you rely on anything here.
By using calculatedchoices.com.au (the site) or buying a pass you agree to these terms. If you do not agree, do not use the site. In these terms we, us and our mean XTO Pty. Ltd.; you means the person using the site or, where you use it on behalf of another person or an entity, both you and that person or entity.
You must be at least 18 and legally able to enter a contract. The site is intended for use in Australia and applies Australian law and the published land tax rates, thresholds and surcharges of the eight Australian states and territories only. If you use it from outside Australia you do so on your own initiative and are responsible for local compliance.
Land Tax Check is an information and calculation service. It applies the published land tax rates, thresholds and surcharges of the eight Australian states and territories to figures you supply and reports what those rules produce, showing its workings and naming the fee schedule used.
It is not financial product advice, personal advice, legal advice, tax advice, accounting advice or tax or structuring advice, and it is not a recommendation to acquire, dispose of or deal in any financial product.
You should obtain independent, licensed advice before acting. Any decision you make is yours.
We take considerable care to keep the rates current and the formulas right, and every report prints the schedule it was built on. Even so:
Always confirm before you act.
You acknowledge and agree that you are solely responsible for evaluating the output, for verifying it against official sources, for obtaining independent professional advice, and for every decision you make or do not make. We are not your adviser and no fiduciary or advisory relationship arises from your use of the site.
You are responsible for keeping your password confidential and for everything done under your account. Tell us immediately at support@calculatedchoices.com.au if you suspect unauthorised use. We may suspend or close an account we reasonably believe is being used in breach of these terms.
A report you export as a PDF or otherwise save remains yours to keep and to show to family, an adviser or a state revenue office. That licence is personal and non‑commercial. It does not permit republication, resale, or use as part of a product or service you provide to others.
Our promise: if the calculator cannot properly model your circumstances, or something has gone wrong, write to us within 14 days of purchase and we will refund the pass. No form and no argument. We would rather refund you than have you rely on a number that does not fit.
This is a voluntary commercial guarantee offered in addition to, and it does not limit, your rights under the Australian Consumer Law. Refunds are made to the original payment method within five business days of us accepting the request.
You must not:
All content, code, calculation methodology, report design, text and branding on the site is owned by us or licensed to us and is protected by copyright and other laws. Legislated rates and government data are not owned by anyone; our expression, arrangement and implementation of them is. Nothing in these terms transfers ownership to you.
We aim to keep the site available but do not guarantee it will be uninterrupted, timely, secure or error free. We may modify, suspend or discontinue any part of it, and may perform maintenance, at any time. If we permanently discontinue the service while your pass is running, we will refund the unused portion.
The site relies on third party services including PayPal, Google and our hosting and email providers, and links to third party sites and government resources. We are not responsible for those services or sites, their availability, their content or their terms.
Our goods and services come with guarantees that cannot be excluded under the Australian Consumer Law. For major failures with the service, you are entitled to cancel your service contract with us and to a refund for the unused portion, or to compensation for its reduced value. You are also entitled to be compensated for any other reasonably foreseeable loss or damage. If the failure does not amount to a major failure, you are entitled to have problems with the service rectified in a reasonable time and, if this is not done, to cancel your contract and obtain a refund for the unused portion of the contract.
Nothing in these terms excludes, restricts or modifies any consumer guarantee, right or remedy conferred by the Australian Consumer Law or any other law which cannot lawfully be excluded, restricted or modified. If any part of these terms would do so, that part does not apply.
Subject always to section 15, and to the maximum extent permitted by law:
You agree that this allocation of risk is reasonable given the price of the service and that the service is information rather than advice.
Our liability is reduced to the extent your loss is caused or contributed to by you, including by entering incorrect figures, by failing to verify output against official sources, or by failing to obtain independent advice.
To the maximum extent permitted by law, you indemnify us against any claim, loss, liability, cost or expense (including reasonable legal costs) arising from your breach of these terms, your misuse of the site, or your provision of the site's output to a third party who relies on it. This does not apply to the extent the claim arises from our own breach, negligence or wilful misconduct.
You may stop using the site at any time. We may suspend or terminate your access immediately if you breach these terms. Sections 4, 5, 6, 9, 12, 15, 16, 17, 19 and 20 survive termination.
Our Privacy Policy forms part of these terms and explains how we handle personal information.
These terms are governed by the laws of New South Wales, Australia. You and we submit to the non‑exclusive jurisdiction of the courts of New South Wales and the courts entitled to hear appeals from them.
XTO Pty. Ltd. (ACN [ACN NOT SET])
Level 1, 457 Elizabeth Street, Surry Hills NSW 2010
support@calculatedchoices.com.au