In South Australia, individuals and companies pay no land tax until the total taxable site value of all land they own as at midnight on 30 June exceeds $732,000 for the 2024–25 financial year. Land held in trust is treated far more harshly, with a tax-free threshold of just $25,000.1RevenueSA. Rates and Thresholds RevenueSA administers the tax using a progressive scale, so once you cross the threshold the marginal rate climbs through several tiers as your holdings grow.
One point to settle first: land tax is calculated on site value, not market value. Site value is what the land alone would sell for if no buildings, dams, or commercial plantings existed on it, as defined under the Valuation of Land Act 1971.2South Australia Legislation. Valuation of Land Act 1971 You’ll find the figure on your council rates notice.
The Rate Scale Above the Threshold
For the 2024–25 financial year, the general rates for individuals and companies work like this, with each tier applying only to the value sitting above the previous bracket boundary:1RevenueSA. Rates and Thresholds
- Up to $732,000: nil
- $732,001 to $1,176,000: $0.50 for every $100 above $732,000
- $1,176,001 to $1,711,000: $2,220 plus $1.00 for every $100 above $1,176,000
- $1,711,001 to $2,738,000: $7,570 plus $2.00 for every $100 above $1,711,000
- Over $2,738,000: $28,110 plus $2.40 for every $100 above $2,738,000
These brackets are adjusted periodically. RevenueSA published the 2025–26 rates and thresholds on 5 June 2025, so if you’re assessing your liability for the current financial year, check the latest figures on the RevenueSA rates page.3RevenueSA. 2025-26 Land Tax Rates and Thresholds The structure stays the same year to year: only the portion of site value above the tax-free threshold is taxed.
The Much Lower Threshold for Trusts
Land held in a trust runs on a separate rate schedule with a tax-free threshold of just $25,000 for 2025–26. The first tier above that threshold starts at $125 plus $0.50 for every $100 above $25,000, with higher tiers applying as values climb.1RevenueSA. Rates and Thresholds This is a standalone table, not a surcharge, and almost any trust-owned parcel will trigger a bill.
Some trusts can be assessed under the general rates instead, which is a meaningful saving. Fixed trusts and unit trusts qualify by notifying RevenueSA of all beneficiaries or unitholders; the nomination has to cover everyone, not a selection. Discretionary trusts previously had a similar option through designated beneficiary nominations, but RevenueSA no longer accepts new nominations for discretionary trusts.4RevenueSA. Land Held on Trust If you hold land in a fixed or unit trust and haven’t lodged the Trust Notification Advice form, you’re likely paying more than you need to.
Why Multiple Properties Don’t Multiply the Threshold
Owning several properties doesn’t give you a fresh threshold on each. RevenueSA combines the site values of all taxable land under the same ownership and applies the rate scale to the single combined figure.5RevenueSA. How Is Land Tax Assessed Three investment properties at $300,000 each give you a taxable site value of $900,000, not three separate holdings of $300,000.
Different ownerships are assessed separately. Land you own individually, land you own jointly with someone else, and land held through a company each form distinct ownerships with their own assessments, so you could receive more than one bill in the same year.5RevenueSA. How Is Land Tax Assessed Related corporations don’t get this benefit: two or more related companies are grouped and assessed as though a single company owned all their land, with grouping triggered when one controls the other, when the same person controls both, or when a corporation and its majority shareholders jointly control another company.6RevenueSA. Corporate Groups
Exemptions That Reduce Your Taxable Total
Exempt land is removed from the aggregated pool entirely, so its site value doesn’t count toward the threshold calculation. Removing even one parcel can push your remaining holdings below the threshold or into a lower bracket.
Principal Place of Residence
If you’re a natural person living in the property as your primary home on the assessment date, that land is exempt under the Land Tax Act 1936.7South Australia Legislation. Land Tax Act 1936
Home Under Construction or Renovation
If you’re building or substantially renovating a home you intend to live in, RevenueSA can exempt that land for up to two financial years while the work is underway. The exemption depends on you actually moving in once the work is finished.8RevenueSA. Residential Exemptions Owners often assume bare land or a property mid-build automatically attracts land tax and never apply for an exemption they qualify for.
Primary Production Land
RevenueSA automatically applies a primary production exemption to individual parcels greater than 0.8 hectares that carry a primary production land use classification.9RevenueSA. Primary Production Exemptions Smaller parcels may still qualify if they meet specific income or use requirements, but these have to be claimed. Land used for charitable or religious purposes is also exempt under the Land Tax Act 1936.
Challenging the Site Value Behind Your Bill
RevenueSA calculates land tax entirely from site values set by the Valuer-General, so the valuation stage is where you have most leverage. If you think the figure is too high, you can object in writing to the Valuer-General within 60 days of receiving your first rates notice for the year.10Office of the Valuer-General. Objecting to a Property Value A successful objection reduces the site value, and that reduction flows straight into a lower land tax assessment. Worth doing before you pay.