The information in this video is correct at the time of publication. Legislation and other details may change without notice.

[music plays]

This video is intended as a guide only. We recommend you seek independent advice about state revenue matters and how they impact you and your circumstances.

This video does not deal with land tax on related corporations or trusts. More information about related corporations, trusts and their land tax treatment can be found on our website.

[music ends]

Land tax is calculated on the site value of the land which is obtained from the Valuer-General’s Department.

It is the value of the land excluding any [chime sound] buildings or other improvements.

The site values of all taxable land owned in the same land tax ownership will be aggregated, or added together, to determine the land tax payable.

If you own properties in different ownerships, that is, where the owners of the properties are not the same person or the identical group of owners, the properties will be assessed first in the joint ownership and then the individual’s share of the joint properties will be assessed in the individual ownership.

If a property is taxed in a joint ownership, the individual will see a deduction on their individual Land Tax Assessment for their share of the tax on the jointly owned property.

This prevents them being double-taxed on the same property.

There are different rates and thresholds for general land and land that is held on trust.

Trusts can be quite complicated, please see our website for additional information and examples relating to trusts and land tax.

A minimum threshold applies to each land tax ownership. This means that if the total of the combined site values of all the taxable properties in an ownership is below the threshold, land tax will not be applied.

The current thresholds and rates of land tax can be found on the RevenueSA website.

www.revenuesa.sa.gov.au/landtax/rates-and-thresholds

Let’s now look at some examples using the general land tax rates for land that is not held on trust.

These examples have been calculated using the 2024-25 financial year’s general land tax thresholds and rates.

[typing sound]

Courtney owns one taxable property which has a site value of $325,000 and is not held on trust. As this is below the minimum threshold for general land, no tax will be applied.

Umar and Stefan own two taxable properties together, each worth $550,000. They don’t own any other taxable property on their own or with others.

Let’s calculate what their land tax will be.

[typing sound]

Land tax is calculated on a total site value of $1,100,000.

The threshold for 2024-25 is $732,000, therefore the first $732,000 will not attract land tax.

Land tax will be applied on the amount above the threshold, in this scenario it will be applied on $368,000, which is $1,100,000 minus $732,000.

Land tax on $368,000 is calculated at 50c per $100 this equals $1,840.

Land tax payable in this scenario is $1,840.

Charlie and Sam own 4 taxable properties together, each with a site value of $625,000. The total site value is $2.5 million.

Let’s calculate what their land tax will be.

[typing sound]

Land tax is calculated on a total site value of $2.5 million and is calculated as follows.

Land tax on $1,711,000 is $7,570.

In addition to this, land tax will be calculated on the difference between $1,711,000 and $2.5 million, which is $789,000.

Land tax on $789,000 is calculated at $2 per $100 which equals $15,780.

Land tax payable in this scenario is $23,350.

If Charlie also owns individual properties and receives an individual Land Tax Assessment, Charlie’s share of the jointly owned properties will show on that individual Assessment. And a deduction for Charlie’s share of the land tax on the joint properties will reduce the individual Land Tax Assessment.

You can see more examples, including examples for joint ownerships, individual ownerships and multiple ownerships on our website.

More information can be found at www.revenuesa.sa.gov.au/landtax

The information in this video is correct at the time of publication. Legislation and other details may change without notice.

[music plays]

This video is intended as a guide only. We recommend you seek independent advice about state revenue matters and how they impact you and your circumstances.

This video does not deal with land tax on related corporations or trusts. More information about related corporations, trusts and their land tax treatment can be found on our website.

[music ends]

Land tax is calculated on the site value of the land which is obtained from the Valuer-General’s Department.

[chime sound]

It is the value of the land excluding any buildings or other improvements.

The site values of all taxable land owned in the same land tax ownership will be aggregated, or added together, to determine the land tax payable.

If you own properties in different ownerships, that is, where the owners of the properties are not the same person or the identical group of owners, the properties will be assessed first in the joint ownership and then the individual’s share of the joint properties will be assessed in the individual ownership.

If a property is taxed in a joint ownership, the individual will see a deduction on their individual Land Tax Assessment for their share of the tax on the jointly owned property.

This prevents them being double-taxed on the same property.

There are different rates and thresholds for general land and land that is held on trust.

Trusts can be quite complicated, please see our website for additional information and examples relating to trusts and land tax.

A minimum threshold applies to each land tax ownership. This means that if the total of the combined site values of all the taxable properties in an ownership is below the threshold, land tax will not be applied.

The current thresholds and rates of land tax can be found on the RevenueSA website.

www.revenuesa.sa.gov.au/landtax/rates-and-thresholds

Let’s now look at some examples using the general land tax rates for land that is not held on trust.

These examples have been calculated using the 2023-24 financial year’s general land tax thresholds and rates.

[typing sound]

Courtney owns one taxable property which has a site value of $325,000 and is not held on trust. As this is below the minimum threshold for general land, no tax will be applied.

Umar and Stefan own two taxable properties together, each worth $350,000. They don’t own any other taxable property on their own or with others.

Let’s calculate what their land tax will be.

[typing sound]

Land tax is calculated on a total site value of $700,000.

The threshold for 2023-24 is $668,000, therefore the first $668,000 will not attract land tax.

Land tax will be applied on the amount above the threshold, in this scenario it will be applied on $32,000, which is $700,000 minus $668,000.

Land tax on $32,000 is calculated at 50c per $100 this equals $160.

Land tax payable in this scenario is $160.

Charlie and Sam own 4 taxable properties together, each with a site value of $450,000. The total site value is $1.8 million.

Let’s calculate what their land tax will be.

[typing sound]

Land tax is calculated on a total site value of $1.8 million and is is calculated as follows.

Land tax on $1,561,000 is $6,905.

In addition to this, land tax will be calculated on the difference between $1,561,000 and $1.8 million, which is $239,000.

Land tax on $239,000 is calculated at $2 per $100 which equals $4,780.

Land tax payable in this scenario is $11,685.

If Charlie also owns individual properties and receives an individual Land Tax Assessment, Charlie’s share of the jointly owned properties will show on that individual Assessment. And a deduction for Charlie’s share of the land tax on the joint properties will reduce the individual Land Tax Assessment.

You can see more examples, including examples for joint ownerships, individual ownerships and multiple ownerships on our website.

More information can be found at www.revenuesa.sa.gov.au/landtax

The information in this video is correct at the time of publication. Legislation and other details may change without notice.

[music plays]

This video is intended as a guide only. We recommend you seek independent advice about state revenue matters and how they impact you and your circumstances.

This video does not deal with land tax on related corporations or trusts. More information about related corporations, trusts and their land tax treatment can be found on our website.

[music ends]

Land tax is calculated on the site value of the land which is obtained from the Valuer-General’s Department. It is the value of the land excluding any buildings or other improvements.

[chime sound]

The site values of all taxable land owned in the same land tax ownership will be aggregated, or added together, to determine the land tax payable.

If you own properties in different ownerships, that is, where the owners of the properties are not the same person or the identical group of owners, the properties will be assessed first in the joint ownership and then the individual’s share of the joint properties will be assessed in the individual ownership.

If a property is taxed in a joint ownership, the individual will see a deduction on their individual Land Tax Assessment for their share of the tax on the jointly owned property.

This prevents them being double-taxed on the same property.

There are different rates and thresholds for general land and land that is held on trust.

Trusts can be quite complicated, please see our website for additional information and examples relating to trusts and land tax.

A minimum threshold applies to each land tax ownership. This means that if the total of the combined site values of all the taxable properties in an ownership is below the threshold, land tax will not be applied.

[typing sound]

Here are the minimum thresholds...

[computerised beep sound]

For general land, the minimum threshold for land tax for 2022-23 is $534,000.

For land held on trust, the minimum threshold for land tax for 2022-23 is $25,000.

[typing sound]

I’ll get the current rates and the different tax brackets on screen for you now too.

[computerised beep sound]

These are the general rates for 2022-23.

[computerised beep sound]

These are the trust rates that apply in 2022-23.

Let’s now look at some examples using the general land tax rates for land that is not held on trust.

Courtney owns one taxable property which has a site value of $325,000 and is not held on trust. As this is below the minimum threshold for general land, no tax will be applied.

[chime sound]

Umar and Stefan own two taxable properties together, each worth $350,000. They don’t own any other taxable property on their own or with others.

Let’s calculate what their land tax will be.

[typing sound]

[computerised beep sound]

Land tax is calculated on a total site value of $700,000. There is no land tax on the first $534,000. Land tax on the difference between $534,000 and the total site value, which in this scenario is $166,000 is calculated at 50c per $100 equalling $830.

Land tax payable in this scenario is $830.

[computerised beep sound]

Charlie and Sam own 4 taxable properties together, each with a site value of $450,000. The total site value is $1.8 million.

Let’s calculate what their land tax will be.

[typing sound]

[computerised beep sound]

Land tax is calculated on a total site value of $1.8m.
Land tax on $1,249,000 is $5,530.
Land tax on the difference between $1,249,000 and the total site value, which in this scenario is $551,000, is calculated at $2.00 per $100 equalling $11,020.
These 2 amounts are added together and the land tax payable in this scenario is $16,550.

If Charlie also owns individual properties and receives an individual Land Tax Assessment, Charlie’s share of the jointly owned properties will show on that individual Assessment. And a deduction for Charlie’s share of the land tax on the joint properties will reduce the individual Land Tax Assessment.

You can see more examples, including examples for joint ownerships, individual ownerships and multiple ownerships on our website.

More information can be found at www.revenuesa.sa.gov.au/landtax

The information in this video is correct at the time of publication. Legislation and other details may change without notice.

[music plays]

This video is intended as a guide only. We recommend you seek independent advice about state revenue matters and how they impact you and your circumstances.

This video does not deal with land tax on related corporations or trusts. More information about related corporations, trusts and their land tax treatment can be found on our website.

[music ends]

Land tax is calculated on the site value of the land which is obtained from the Valuer-General’s Department. It is the value of the land excluding any buildings or other improvements.

[chime sound]

The site values of all taxable land owned in the same land tax ownership will be aggregated, or added together, to determine the land tax payable.

If you own properties in different ownerships, that is, where the owners of the properties are not the same person or the identical group of owners, the properties will be assessed first in the joint ownership and then the individual’s share of the joint properties will be assessed in the individual ownership.

If a property is taxed in a joint ownership, the individual will see a deduction on their individual Land Tax Assessment for their share of the tax on the jointly owned property.

This prevents them being double-taxed on the same property.

There are different rates and thresholds for general land and land that is held on trust.

Trusts can be quite complicated, please see our website for additional information and examples relating to trusts and land tax.

A minimum threshold applies to each land tax ownership. This means that if the total of the combined site values of all the taxable properties in an ownership is below the threshold, land tax will not be applied.

[typing sound]

Here are the minimum thresholds...

[computerised beep sound]

For general land, the minimum threshold for land tax for 2021-22 is $482,000.

For land held on trust, the minimum threshold for land tax for 2021-22 is $25,000.

[typing sound]

I’ll get the current rates and the different tax brackets on screen for you now too.

[computerised beep sound]

These are the general rates for 2021-22.

[computerised beep sound]

These are the trust rates that apply in 2021-22.

Let’s now look at some examples using the general land tax rates for land that is not held on trust.

Courtney owns one taxable property which has a site value of $325,000 and is not held on trust. As this is below the minimum threshold for general land, no tax will be applied.

[chime sound]

Umar and Stefan own two taxable properties together, each worth $350,000. They don’t own any other taxable property on their own or with others.

Let’s calculate what their land tax will be.

[typing sound]

[computerised beep sound]

Land tax is calculated on a total site value of $700,000. There is no land tax on the first $482,000. Land tax on the difference between $482,000 and the total site value, which in this scenario is $218,000 is calculated at 50c per $100 equalling $1,090.

Land tax payable in this scenario is $1,090.

[computerised beep sound]

Charlie and Sam own 4 taxable properties together, each with a site value of $450,000. The total site value is $1.8 million.

Let’s calculate what their land tax will be.

[typing sound]

[computerised beep sound]

Land tax is calculated on a total site value of $1.8m.
Land tax on $1.35m is $10,340.
Land tax on the difference between $1.35m and the total site value, which in this scenario is $450,000, is calculated at $2.40 per $100 equalling $10,800.
These 2 amounts are added together and the land tax payable in this scenario is $21,140.

If Charlie also owns individual properties and receives an individual Land Tax Assessment, Charlie’s share of the jointly owned properties will show on that individual Assessment. And a deduction for Charlie’s share of the land tax on the joint properties will reduce the individual Land Tax Assessment.

You can see more examples, including examples for joint ownerships, individual ownerships and multiple ownerships on our website.

More information can be found at www.revenuesa.sa.gov.au/landtax

The information in this video is correct at the time of publication. Legislation and other details may change without notice.

[music plays]

This video is intended as a guide only. We recommend you seek independent advice about state revenue matters and how they impact you and your circumstances.

This video does not deal with land tax on related corporations or trusts. More information about related corporations, trusts and their land tax treatment can be found on our website.

[music ends]

Land tax is calculated on the site value of the land which is obtained from the Valuer-General’s Department. It is the value of the land excluding any buildings or other improvements.

[chime sound]

The site values of all taxable land owned in the same land tax ownership will be aggregated, or added together, to determine the land tax payable.

If you own properties in different ownerships, that is, where the owners of the properties are not the same person or the identical group of owners, the properties will be assessed first in the joint ownership and then the individual’s share of the joint properties will be assessed in the individual ownership.

If a property is taxed in a joint ownership, the individual will see a deduction on their individual Land Tax Assessment for their share of the tax on the jointly owned property.

This prevents them being double-taxed on the same property.

There are different rates and thresholds for general land and land that is held on trust.

Trusts can be quite complicated, please see our website for additional information and examples relating to trusts and land tax.

A minimum threshold applies to each land tax ownership. This means that if the total of the combined site values of all the taxable properties in an ownership is below the threshold, land tax will not be applied.

[typing sound]

Here are the minimum thresholds...

[computerised beep sound]

For general land, the minimum threshold for land tax for 2020-21 is $450,000.

For land held on trust, the minimum threshold for land tax for 2020-21 is $25,000.

[typing sound]

I’ll get the current rates and the different tax brackets on screen for you now too.

[computerised beep sound]

These are the general rates for 2020-21.

[computerised beep sound]

These are the trust rates that apply in 2020-21. I’ll show you some examples.

Courtney owns one taxable property which has a site value of $325,000 and is not held on trust. As this is below the minimum threshold for general land, no tax will be applied.

[chime sound]

Umar and Stefan own two taxable properties together, each worth $350,000. They don’t own any other taxable property on their own or with others.

Let’s calculate what their land tax will be.

[typing sound]

[computerised beep sound]

Land tax is calculated on a total site value of $700,000. There is no land tax on the first $450,000. Land tax on the difference between $450,000 and the total site value, which in this scenario is $250,000 is calculated at 50c per $100 equalling $1,250.

Land tax payable in this scenario is $1,250.

[computerised beep sound]

Charlie and Sam own 4 taxable properties together, each with a site value of $450,000. The total site value is $1.8 million.

Let’s calculate what their land tax will be.

[typing sound]

[computerised beep sound]

Land tax is calculated on a total site value of $1.8m.

Land tax on $1.35m is $11,437.50.

Land tax on the difference between $1.35m and the total site value, which in this scenario is $450,000, is calculated at $2.40 per $100 equalling $10,800.

These 2 amounts are added together and the total land tax payable in this scenario is $22,237.50.

If Charlie also owns individual properties and receives an individual Land Tax Assessment, Charlie’s share of the jointly owned properties will show on that individual Assessment. And a deduction for Charlie’s share of the land tax on the joint properties will reduce the individual Land Tax Assessment.

You can see more examples, including examples for joint ownerships, individual ownerships and multiple ownerships on our website.

More information can be found at www.revenuesa.sa.gov.au/landtax

The information in this video is correct at the time of publication. Legislation and other details may change without notice.

Welcome to RevenueSA’s educational video series.

In this video we will outline what is land tax and how it is calculated. We will also highlight some of the exemptions that are available and where to go for further information.

Land tax revenue collected is used by the Government to fund the provision of essential services including, public health, education, and law and order for South Australian citizens.

Who is liable for land tax?

Land tax is levied each financial year and is determined based on the ownership and usage of land as at midnight, the 30th June immediately prior to the financial year commencing.

The owner as at midnight, the 30th June is liable for payment of land tax for that financial year.

If the property is sold after the 30th June, generally an adjustment will be made by your conveyancers and you may be required to pay a proportion of land tax at settlement.

Where there is more than one owner, each owner is jointly and severally liable. This means that each owner is liable for the full land tax liability, regardless of their share in the land.

How is land tax calculated?

Land tax is calculated on the site value of the land.

The site value is obtained from the Valuer General’s Department and is the value of the land excluding any added buildings or other improvements.

Basically, it is the value of the land as if it were vacant.

The site values of all taxable land owned in the same land tax ownership will be aggregated, or added together, to determine the land tax payable.

If you only own one taxable property, the site value of this land will be used to calculate the land tax payable.

If you own two taxable properties, the site value of both of these properties will be added together and land tax will be calculated on the sum of the site values.

If you own multiple properties, the site values of all the properties in the ownership will be added together and land tax will be calculated on the sum of the site values.

A tax-free threshold applies to each land tax ownership. This means if the aggregated site value of all taxable properties in an ownership is below the threshold, land tax will not be applied.

The current tax-free threshold is shown.

Land tax is calculated using a progressive rate structure which takes into account the tax-free threshold. The current land tax rates are shown.

These are subject to change each financial year and will increase if there has been an overall increase in land values in South Australia.

So let’s now have a look at a few examples.

In scenario one, only one taxable property is owned which has a site value of $300,000. As this is below the tax-free threshold, no land tax will be applied.

In scenario two, two taxable properties are owned, each with a site value of $250,000. The total site value is $500,000, which falls within the first rate level of land tax.

In this scenario land tax will be calculated on the additional amount above the tax-free threshold. Resulting in a land tax liability as shown in green on the screen.

In scenario three, four taxable properties are owned, each with a site value of $450,000. The total site value is $1.8 million which falls within the fourth and highest level of land tax. Land tax is calculated by: RevenueSA

• identifying the pre-determined tax liability for that level;
• applying the rate to the additional amount above the commencement value of the tax level; and then
• adding these two sums together; resulting in a land tax liability as shown in green on the screen.

What exemptions are available?

A number of exemptions from land tax are available, for example:

• principal place of residence;
• primary production;
• hospitals;
• charitable, educational, benevolent, religious or philanthropic;
• native fauna and flora;
• associations; and
• libraries.

While some exemptions will automatically be raised based on the land use of the property as determined by the Valuer-General, others require an application.

Further information regarding land tax exemptions is available on revenuesa.sa.gov.au.

Want to know more?

For more Information go to revenuesa.sa.gov.au and select Land Tax from the Taxes, Duties and Levies menu. Online calculators are available, which will calculate land tax for you.

That brings us to the end of this educational video. If you require any additional assistance, please contact us.