Tax Alert - Expanding the net for Vacant Residential Land Tax in Victoria

Lowe Lippmann Chartered Accountants

Background


For the year ending 31 December 2024, VRLT only impacts properties in 16 of Melbourne’s inner and middle suburbs, which is imposed in addition to any other land tax or surcharge land tax that may apply.


A property is taken to be “vacant” if it has not been lived in for more than six months out of a calendar year, and this does not need to be a consecutive period of occupancy. Determining whether a property is “vacant” is done by considering the use of the land in the year that immediately precedes the relevant land tax year (ie. the use in the 2024 calendar year will determine whether VRLT applies in 2025).



VRLT is an annual tax for vacant land (subject to some exemptions), and for the year ending 31 December 2024, the VRLT rate is 1.0% of the capital improved value (CIV) of taxable land. The CIV of a property is a value of the land, buildings and any other capital improvements made to the property as determined by the general valuation process.  It is displayed on the council rates notice for the property.


What are the new changes?


The State Taxation Acts and Other Acts Amendment Bill 2023 (Vic) (the Bill) has recently passed both houses of the Victorian Parliament to amend the Land Tax Act 2005 (Vic), and there will be four important changes to the VRLT rules from 1 January 2025 and 2026.


1) Applying VRLT to all vacant residential land in Victoria


For the year ending 31 December 2024, the VRLT only applies to vacant residential land within 16 of Melbourne’s inner and middle suburbs - click here to see current list.


Firstly, these changes will expand the current inner and middle suburbs geographic area to the whole state of Victoria from 1 January 2025.


2) Extending the VRLT to include certain “unimproved land” in Metropolitan Melbourne


For the year ending 31 December 2024, land is not considered vacant for up to two years from the date a building permit is issued for any significant renovation or reconstruction, and this two-year grace period will apply for the majority of Victoria.


Under these changes, land undergoing significant renovation or reconstruction within certain areas of metropolitan Melbourne will not be considered vacant for up to five years from 1 January 2026.


We must note that the “unimproved land” classification is simply vacant land, even without a dwelling of any kind on it.  The five-year period is considered to provide adequate time for an owner of residential land to commence construction of a residence before it is regarded as vacant residential land.


3) Applying VRLT to all vacant residential land in Victoria


For the year ending 31 December 2024, the VRLT rate is 1.0% of the CIV of taxable land (as explained above).


In the eleventh hour of the Bill passing through the Victorian Parliament, the Victorian Green Party members proposed a change to the rate of VRLT to increase each consecutive year the property remains vacant.


Under these changes, the single VRLT rate will be expanded as follows from 1 January 2025:

No. years residential property is vacant Proposed new VRLT rates %
1 year 1.0%
2nd consecutive year 2.0%
3rd consecutive year 3.0%

In other words, if land was liable for VRLT in the preceding tax year (ie. 1 January to 31 December 2024) but not the tax year preceding that tax year (ie. 1 January to 31 December 2023), a VRLT rate of 2.0% will be applied to the land from 1 January 2025.


Furthermore, if land was liable for VRLT in the last 2 preceding tax years (ie. 1 January to 31 December 2023 and 2024), a VRLT rate of 3.0% will be applied to the land from 1 January 2025.


4) Launching a trial to enforce VRLT, rather than rely on self-reporting


The Victoria Government will also launch a trial for a new enforcement system across metropolitan Melbourne, rather than relying on self-reporting and landowners.  The trial, to be led by the Victorian State Revenue Office (SRO), would use utility data (ie. electricity and water usage) to identify homes that are not being used.


This would mean landowners identified by the SRO with potentially vacant properties would be asked provide proof that people live at their residence during the relevant calendar year.


The trial is proposed to start in 2024 with apartment towers and expand in 2025 to include inner and middle suburbs of Melbourne.



Please do not hesitate to contact your Lowe Lippmann Relationship Partner if you wish to discuss any of these matters further.

Liability limited by a scheme approved under Professional Standards Legislation


September 9, 2025
Costs incurred in acquiring / forming a business. Further to the recent blog about capitalisation of costs when acquiring an asset, we have received a number of questions in relation to costs incurred in setting up / purchasing a business. Formation costs on establishing a business: These costs would include: Incorporation fees ASIC registration fees Legal fees Business name registration Pre-operating costs Pre-opening costs. The relevant standard for these costs is AASB 138 Intangible Assets and paragraph 69a confirms that these start-up costs are expensed when incurred. There is no identifiable asset controlled by the entity when the costs are incurred as the entity does not exist. Business acquisition costs These costs would include: Legal and accounting fees Due diligence and valuation costs Stamp duty Advisory or brokerage fees Project management costs related to the acquisition Internal costs allocated to the transaction In contrast to the asset acquisition discussed previously, AASB 3 Business Combinations requires all acquisition costs to be expensed as incurred. This means that they are not included as part of the consideration paid and therefore do not affect calculated goodwill.  Entities purchasing businesses should be aware that these costs are not able to be capitalised as they can often be substantial, and purchasers often do not expect the costs to be taken directly to the income statement
September 8, 2025
ATO to include tax 'debts on hold' in taxpayer account balances From August 2025, the Australian Taxation Office ( ATO ) is progressively including 'debts on hold' in relevant taxpayer ATO account balances. A 'debt on hold' is an outstanding tax debt where the ATO has previously paused debt collection actions. Tax debts will generally be placed on hold where the ATO decides it is not cost effective to collect the debt at the time. The ATO is currently required by law to offset such 'debts on hold' against any refunds or credits the taxpayer is entitled to. The difficulty with these debts is that the ATO has not traditionally recorded them on taxpayer's ATO account balances. Taxpayers with 'debts on hold' of $100 or more will receive (or their tax agent will receive) a letter before it is added to their ATO account balance (which can be viewed in the ATO's online services or the statement of account). Taxpayers with a 'debt on hold' of less than $100 will not receive a letter, but the debt will be included in their ATO account balance. The ATO has advised it will remit the general interest charge ( GIC ) that is applied to 'debts on hold' for periods where they have not been included in account balances. This means that taxpayers have not been charged GIC for this period. The ATO will stop remitting GIC six months from the day the taxpayer's 'debt on hold' is included in their account balance. After this, GIC will start to apply.
August 26, 2025
How do we account for the costs incurred when acquiring an asset? When we acquire an asset such as property, plant and equipment, intangibles or inventory there are often significant other costs incurred as part of the purchase process, including delivery, stamp duty, installation fees. Whether we capitalise these to the value of the asset or expense them as incurred can make a significant difference to an entity’s reported position or performance. Since we have accounting standards for specific assets, the treatment can vary depending on the asset and the relevant standard. A summary of some common expenses and their treatment under four accounting standards has been included below. The four standards considered are: AASB 102 Inventories AASB 116 Property, Plant and Equipment AASB 138 Intangible Assets AASB 140 Investment Property.
More Posts