[{"content":"1july2027.com.au is an education site about the 2027 capital gains tax (CGT) reform for Australian property: what changes, who it touches, what the 1 July 2027 cost base reset means, and how a valuation compares with the Treasurer\u0026rsquo;s free apportioning formula. It exists because the reform is law and most owners have not yet worked out whether it reaches them.\nWho runs it # This site is operated by Valuation Ready (ABN 65 397 914 685), an Australian property-valuation service that also operates valuationready.com.au and several other property-valuation sites. The footer of every page carries that disclosure. One operator, several doors: each site is written for one audience and one question, and all of them lead to the same service.\nThat matters for how you read this site. Valuation Ready sells valuation services, and this site links to them. The explanations here are written to be true whether or not you buy anything: a valuation is optional under the reform, the free formula is a legitimate alternative, and the pages that compare them say so.\nHow the content is sourced and corrected # Explanations are written against the Act and the ATO\u0026rsquo;s published material, and the ATO guidance tracker records what the ATO has and has not yet said. When we get something wrong or the ground moves, the correction is published on Standards updates and corrections rather than silently edited away. Anyone can ask a public question; answers that help more than one reader are added to the common questions. What this site is not # This site provides general information and service intake. It is not tax, legal or financial advice. Ask a registered tax professional or licensed adviser how a valuation applies to your circumstances. Nothing here is a substitute for advice on your own position, and no page on this site will tell you that a valuation is compulsory, because it is not.\nTalk to us # Corrections, questions and partnership enquiries all go through the contact page.\n","date":"5 September 2026","externalUrl":null,"permalink":"/about/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"1july2027.com.au is an education site about the 2027 capital gains tax (CGT) reform for Australian property: what changes, who it touches, what the 1 July 2027 cost base reset means, and how a valuation compares with the Treasurer’s free apportioning formula. It exists because the reform is law and most owners have not yet worked out whether it reaches them.\nWho runs it # This site is operated by Valuation Ready (ABN 65 397 914 685), an Australian property-valuation service that also operates valuationready.com.au and several other property-valuation sites. The footer of every page carries that disclosure. One operator, several doors: each site is written for one audience and one question, and all of them lead to the same service.\n","title":"About 1 July 2027","type":"page"},{"content":"Use one form and we will route it to the right person. You only need to tell us once.\nI am contacting about Select one Individual property owner valuation CGT, tax, land tax or SMSF valuation question Real estate agency partner enquiry Tax agent / accountancy partner enquiry Partner portal or bulk upload access Property valuer job opportunity Privacy or general support Name Email Phone Business / organisation Property address or coverage area Preferred next step Email me Call me Send partner pricing details Send bulk upload instructions Send job opportunity details Message I agree to be contacted about this enquiry. I understand Valuation Ready provides service intake and general information, not tax, legal or financial advice. Send enquiry Where your enquiry goes Corrections and source questions: the editorial queue for this site. Property owners and investors: valuation pathway and pricing at Valuation Ready. Accountants and agents: partner workflow and bulk requests. Privacy and support: data requests and general follow-up. Prefer to email or call? Write to enquiries@valuationready.com.au or call 0411 547 901. We reply by email.\nTo ask a question in public, so that the answer helps other readers too, use Ask a public question instead.\nWho you are contacting # This site is operated by Valuation Ready (ABN 65 397 914 685), an Australian property-valuation service that also operates valuationready.com.au and several other property-valuation sites. The footer of every page carries that disclosure. One operator, several doors: each site is written for one audience and one question, and all of them lead to the same service.\nImportant # This site provides general information and service intake. It is not tax, legal or financial advice. Ask a registered tax professional or licensed adviser how a valuation applies to your circumstances.\n","date":"5 September 2026","externalUrl":null,"permalink":"/contact/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"Use one form and we will route it to the right person. You only need to tell us once.\nI am contacting about Select one Individual property owner valuation CGT, tax, land tax or SMSF valuation question Real estate agency partner enquiry Tax agent / accountancy partner enquiry Partner portal or bulk upload access Property valuer job opportunity Privacy or general support Name Email Phone Business / organisation Property address or coverage area Preferred next step Email me Call me Send partner pricing details Send bulk upload instructions Send job opportunity details Message I agree to be contacted about this enquiry. I understand Valuation Ready provides service intake and general information, not tax, legal or financial advice. Send enquiry Where your enquiry goes Corrections and source questions: the editorial queue for this site. Property owners and investors: valuation pathway and pricing at Valuation Ready. Accountants and agents: partner workflow and bulk requests. Privacy and support: data requests and general follow-up. Prefer to email or call? Write to enquiries@valuationready.com.au or call 0411 547 901. We reply by email.\n","title":"Contact 1 July 2027","type":"page"},{"content":"The rules around property valuation advice are not static. Professional bodies revise their guidance, and the ATO revises its own. When that happens, material we have already published can become out of date — including pages, videos and answers that were accurate when they were made.\nThis page records each change we have acted on: what the new guidance says, what we had said, and what we did about it. It is kept because a correction nobody can find is not a correction.\nHow this page works # Entries are added, never edited. Once an entry is published it stays as written, including the parts that later turn out to be wrong. If guidance changes again, or if we get something wrong here, that becomes a new entry that supersedes the old one — and the old one is marked, not deleted or quietly rewritten.\nThat is the same rule the evidence records we sell are built on. It would be a strange business that asked customers to trust a dated, unalterable record while silently editing its own.\nEach entry has a permanent anchor (the # link beside its heading). Pinned comments on our videos and notes on our pages link to those anchors, so a reader who arrives years later reaches the version that was current when they were sent there, and can see what has happened since.\nEntries are listed newest first.\n29 August 2026 — the API\u0026rsquo;s levels of valuation advice # Status: current. Not superseded.\nWhat changed. On 26 August 2026 the Australian Property Institute published Levels of Property Valuation Advice, reflecting its Rules of Professional Conduct, which commenced on 1 August 2025, and the International Valuation Standards 2025 edition. It sets out four levels of advice and which decisions each is fit for.\nTwo points bear directly on what we had published:\nA desktop report — a qualified valuer working from data with no inspection — is Level 3. Under the API Rules it is \u0026ldquo;never an International Valuation Standards compliant valuation\u0026rdquo;, and the report must say the property was not inspected. For tax matters including capital gains tax, the guide says to use a Level 1 comprehensive valuation report with a full inspection: \u0026ldquo;If the figure will be tested by someone else, such as the ATO, a court, a lawyer, a co-owner or a beneficiary, use a Level 1 comprehensive valuation report.\u0026rdquo; What we had said. Several of our pages offered a desktop as the entry point, the recommendation, or the price answer for a CGT figure. The wording is struck through below rather than described, so you can read what we actually published:\nMost CGT purposes are well served by a desktop assessment (from $254).\nIs a desktop assessment still ATO-acceptable? It can be, but it is not a full valuation.\nCGT cost base evidence, typical suburban property → Desktop\nThree of our videos describe a desktop as a \u0026ldquo;desktop valuation\u0026rdquo;, which is the term in common trade use but not the one the API uses — precisely because a desktop is not a valuation under the International Valuation Standards.\nWhat we changed. Across our sites, the inspected report now leads wherever the figure is one the ATO may test, and the desktop follows with its limitation stated. No price was removed and the desktop was not withdrawn — the guide itself says a Level 2 or Level 3 \u0026ldquo;may be appropriate, provided you read and accept the stated limitations\u0026rdquo;. It simply stops being the answer to a CGT question.\nWhat we did not change, and why. The annual market value of a property held in a self-managed super fund. The ATO\u0026rsquo;s position there is a lower floor: trustees \u0026ldquo;are not required to obtain a valuation by a qualified independent valuer … for the purposes of preparing the fund\u0026rsquo;s accounts and statements\u0026rdquo;, and SISR reg 8.02B does not require an independent valuation each year for real property. A desktop report signed by a qualified valuer sits well above that floor, so it remains a sensible product for an annual SMSF figure. A related-party SMSF dealing is different, and we did change that: those are tested by an auditor and can be tested by the ATO.\nVideos. Three of our published videos were recorded before this guidance existed. We have not taken them down and we have not re-recorded them — a video that has been watched should not quietly change. An amendment notice has been written for each, and what those notices say is set out below.\nThose notices are not yet on the videos. They are published here first, so the correction is public even while the videos still carry the original wording. This page said they were already posted; on 31 August 2026 that was checked and they were not, and saying so is the same obligation the rest of this page exists to meet.\nVideo What the amendment says How much does a property valuation cost for CGT? The figures quoted remain published market figures, but for a CGT figure the inspected report is the one to budget for, and a \u0026ldquo;signed desktop valuation\u0026rdquo; is more precisely a desktop report. What does a valuation cost against what the formula could save? Same terminology point. What\u0026rsquo;s the difference between a desktop valuation and a data-only estimate? The distinction the video draws — a signed professional opinion versus an unsigned algorithm — is the right one and matches the API\u0026rsquo;s own framing. The term \u0026ldquo;desktop valuation\u0026rdquo; is the imprecision; the API calls it a desktop report. What this page is not # It is not a claim that everything else we publish is current. It records changes we have found and acted on. If you spot something on this site that a newer standard has overtaken, tell us and it will appear here.\nGeneral information only — not tax, financial or legal advice. Talk to a registered tax professional about your own situation.\n","date":"29 August 2026","externalUrl":null,"permalink":"/standards-updates/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"The rules around property valuation advice are not static. Professional bodies revise their guidance, and the ATO revises its own. When that happens, material we have already published can become out of date — including pages, videos and answers that were accurate when they were made.\nThis page records each change we have acted on: what the new guidance says, what we had said, and what we did about it. It is kept because a correction nobody can find is not a correction.\n","title":"Standards Updates and Corrections - 1 July 2027","type":"page"},{"content":" How to take and send property photos Good photos help your valuer see the property's condition and features — and for CGT or SMSF valuations they become part of the evidence file. Follow these rules and our system does the rest automatically.\nThe golden rules Send the original photo file — not a WhatsApp or Messenger forward (messaging apps strip the hidden capture data), not a screenshot, and not a photo of a photo. Email attachments, file uploads and AirDrop keep the data intact. Turn location on for your camera before shooting (Settings \u0026rarr; Privacy \u0026rarr; Location \u0026rarr; Camera \u0026rarr; While Using). It stamps where the photo was taken. Any modern phone is fine — iPhone or Android. There is no required brand; what matters is the two rules above. Don't edit the photos — cropping and filter apps overwrite the capture data. Send them as taken. You confirm, you never type — we read the capture details from the file rather than asking you for them, and tell you what we found. If the data is missing you can supply it, and the photo is honestly recorded as \"declared\" rather than \"verified-consistent\". For property owners Shoot the street front, each main room, kitchen and bathrooms, outdoor areas, and anything that affects value — renovations, damage, views. Old photos are welcome for retrospective valuations: original files from your camera roll keep their original dates, which the system reads automatically. Send photos as email attachments to the address we reply from — never through messaging apps, which strip the capture data. What our system checks automatically Reads the photo's embedded capture time and GPS position (when present) — you confirm, never type. Cross-checks the camera clock against satellite time recorded in the same photo. Checks the GPS position is within the property's vicinity. Notes signs of editing software. Freezes every accepted photo with a digital fingerprint at receipt, so any later copy can be checked against it. Photo data supports the valuation evidence file; the valuation itself always rests on the valuer's professional assessment.\n","date":"17 July 2026","externalUrl":null,"permalink":"/photo-guidelines/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":" How to take and send property photos Good photos help your valuer see the property's condition and features — and for CGT or SMSF valuations they become part of the evidence file. Follow these rules and our system does the rest automatically.\nThe golden rules Send the original photo file — not a WhatsApp or Messenger forward (messaging apps strip the hidden capture data), not a screenshot, and not a photo of a photo. Email attachments, file uploads and AirDrop keep the data intact. Turn location on for your camera before shooting (Settings → Privacy → Location → Camera → While Using). It stamps where the photo was taken. Any modern phone is fine — iPhone or Android. There is no required brand; what matters is the two rules above. Don't edit the photos — cropping and filter apps overwrite the capture data. Send them as taken. You confirm, you never type — we read the capture details from the file rather than asking you for them, and tell you what we found. If the data is missing you can supply it, and the photo is honestly recorded as \"declared\" rather than \"verified-consistent\". For property owners Shoot the street front, each main room, kitchen and bathrooms, outdoor areas, and anything that affects value — renovations, damage, views. Old photos are welcome for retrospective valuations: original files from your camera roll keep their original dates, which the system reads automatically. Send photos as email attachments to the address we reply from — never through messaging apps, which strip the capture data. What our system checks automatically Reads the photo's embedded capture time and GPS position (when present) — you confirm, never type. Cross-checks the camera clock against satellite time recorded in the same photo. Checks the GPS position is within the property's vicinity. Notes signs of editing software. Freezes every accepted photo with a digital fingerprint at receipt, so any later copy can be checked against it. Photo data supports the valuation evidence file; the valuation itself always rests on the valuer's professional assessment.\n","title":"Property photo guidelines","type":"page"},{"content":"Last reviewed: 30 August 2026. Corrected on this date: this page previously described the rate mechanics as awaiting ATO guidance. They are not — the Act sets out the calculation in full. What is genuinely still open is narrower, and named where it arises. General information only, not tax advice.\nThe structure — settled # Where this comes from. The reform is two Acts, both given royal assent on 26 June 2026:\nAct Short title What it does No. 49 of 2026 Treasury Laws Amendment (Tax Reform No. 1) Act 2026 The machinery — amends the Income Tax Assessment Act 1997 and others to set up the two-layer calculation, cost base indexation and the minimum-rate test No. 50 of 2026 Income Tax Rates Amendment (Tax Reform No. 1) Act 2026 Amends the Income Tax Rates Act 1986 — this is where the 30% minimum rate itself is imposed Most commentary names only Act 49. The rate everyone quotes is in Act 50, which is why both are cited here.\nFor property held on 30 June 2027 (individuals, trusts, partnerships), a future sale is split into two layers:\nLayer Rule Gain up to the 1 July 2027 value Old rules — including the 50% discount where it applied Gain after 1 July 2027 New rules — cost base indexed to CPI, and a minimum 30% tax rate on net capital gains (new Division 119) The 1 July 2027 market value is the hinge between the layers — which is why the valuation vs the free formula choice matters.\nWhat indexation does — a legitimate illustration # Indexation itself is simple arithmetic: the cost base rises with CPI, so only real (above-inflation) growth is taxed.\nIllustration (hypothetical CPI). Reset value $1,000,000 on 1 July 2027. Sold three years later for $1,300,000. If CPI rose 9% across those years, the indexed cost base is $1,090,000 — so the taxable gain is $210,000, not $300,000. Inflation\u0026rsquo;s share of the growth is not taxed.\nThat much is the mechanism working as described. What we cannot yet tell you is the tax bill on that $210,000 — that depends on the pending rate mechanics.\nThe scenarios — and what each one is waiting on # These are the situations readers ask about. Most of what this page used to list as pending is settled by the Act itself, and is set out below. What remains genuinely open is smaller and is named as such. Your own numbers still need a registered tax professional.\nScenario What\u0026rsquo;s settled What\u0026rsquo;s pending Retiree, low taxable income, selling an investment unit The floor is a top-up, not a replacement rate: s 119-10(2) works out 30% of the gain, subtracts the tax marginal rates already collect on it, and charges the difference as extra income tax. And s 119-15 may switch it off entirely — it does not apply to anyone who receives an age pension, disability support pension, carer payment, jobseeker, parenting payment, austudy, youth allowance or family tax benefit at any time in the income year Whether you receive a listed payment in the year of sale — a question about your circumstances, not about the law Mid-bracket worker (32.5-37%) selling a rental Marginal rates apply as normal; the gain stacks with salary income in the ordinary way. The floor adds tax only where marginal rates collect less than 30% of the gain Nothing on the mechanism. Your bracket in the year of sale is the variable High-bracket owner (45%) Not a cap — settled. Step 5 subtracts the tax marginal rates already collect from 30% of the gain, so once marginal tax exceeds 30% the result is nil and no extra tax is payable Medicare levy treatment Trust distributing a gain to beneficiaries Trusts are inside the new indexation settings, but the 30% floor is not applied at trustee level: s 119-10(1)(a) requires that you are an individual. It bites once the gain is attributed to an individual beneficiary How a particular trust deed and streaming choices land the gain Owner with carried-forward capital losses Settled, not pending. The Act replaces the net-capital-gain method in s 102-5(1): current-year losses apply at step 1, carried-forward losses at step 2, the discount at step 5 — so losses come off before the discount. The 30% floor then operates on what remains after step 6 (s 119-5(1)(a)) Nothing on ordering. Your own figures still need a tax professional Worked dollar examples are the obvious next step, and the mechanics no longer stand in the way — s 119-10(2) is arithmetic we can follow. What they still require is a stated set of assumptions about your marginal rate and Medicare treatment, which is a choice about how to present them rather than a gap in the law. Subscribe to the newsletter or watch the ATO guidance tracker.\nWhy we won\u0026rsquo;t guess # A worked example built on assumed mechanics looks helpful and is worse than nothing: if the assumption is wrong, every number on the page is wrong, and readers may have planned around it.\nThat principle stands. Its premise did not. This page described the rate mechanics as awaiting ATO guidance; they have been set out in s 119-10(2) since royal assent, and this page has been corrected accordingly. Declining to answer is not automatically the careful choice. Telling a reader carrying capital losses that the ordering was unknowable, or a pensioner that the floor\u0026rsquo;s effect on them was unsettled, sends both away without an answer the law already gives.\nWhat remains genuinely unsettled is narrower — Medicare levy treatment, and the ATO\u0026rsquo;s tools for the apportioning method — and is named where it arises rather than used as a blanket.\nCommon questions # Will I pay exactly 30% on my capital gains after 1 July 2027? No — it is a floor, not a flat rate, and that is settled in the Act rather than awaiting guidance. Under the method in s 119-10(2) you pay tax on the gain at your ordinary marginal rates; the Division then works out 30% of the gain, subtracts what those marginal rates already collected, and charges any shortfall as extra income tax. If your marginal rates already take 30% or more, there is nothing extra to pay — so it is not a cap either. s 119-15 switches the whole thing off for people receiving certain payments, including the age pension. Your own figures still need a registered tax professional. Does the 30% minimum apply to my whole gain? The new settings apply to gains accruing after 1 July 2027. Growth up to the 1 July 2027 value is dealt with under the old rules — which is exactly why the 1 July 2027 value (valuation or formula) matters so much. Do capital losses still work? Yes, and the order is set by the Act rather than pending. The reform replaces the method in s 102-5(1): your current-year capital losses reduce gains at step 1 (deferred gains first), carried-forward net capital losses at step 2 in the same order, the discount percentage applies at step 5, and small-business concessions at step 6 — so losses are applied before the discount, as they are today. The 30% minimum then works on the gains remaining after step 6 (s 119-5(1)(a)). Indexation is not a step in that sequence at all: it changes the cost base (s 110-36(1A)), so it sizes the gain before any of this begins. What your own position produces is still a question for a registered tax professional. When will you publish the worked examples? The mechanics are already legislated — s 119-10 sets out a seven-step calculation — so the earlier answer that we were waiting on ATO guidance was wrong, and this page has been corrected. What a worked example still needs is an explicit set of assumptions about the marginal rate and Medicare treatment behind each figure. We would rather state those openly than imply a precision the example does not have. ▶ Watch: these questions explained # ▶ Will I pay exactly 30% on my capital gains after 1 July 2027? ▶ Does the 30% minimum apply to my whole gain? ▶ Do capital losses still work? ▶ When will you publish the worked examples? Important # This page is general education only — not tax, financial, legal or valuation advice. The scenario table deliberately leaves tax amounts blank where the law\u0026rsquo;s mechanics await ATO guidance. Confirm your position with a registered tax professional.\n","date":"10 July 2026","externalUrl":null,"permalink":"/new-cgt-calculation/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"Last reviewed: 30 August 2026. Corrected on this date: this page previously described the rate mechanics as awaiting ATO guidance. They are not — the Act sets out the calculation in full. What is genuinely still open is narrower, and named where it arises. General information only, not tax advice.\nThe structure — settled # Where this comes from. The reform is two Acts, both given royal assent on 26 June 2026:\n","title":"How CGT Is Calculated After 1 July 2027 - Known vs Pending","type":"page"},{"content":"Every common question we answer across this site, in one place — grouped by topic, with a link to the full page on each. General information only, not tax advice; confirm your position with a registered tax professional.\nThe reform at a glance # Who is affected by the 1 July 2027 CGT change? Mainly owners of residential investment or income-producing property held as individuals, trusts or partnerships. Owner-occupiers can be affected later if the property is rented, transferred, inherited or changes use. General information, not tax advice. What does the cost-base \u0026#34;reset\u0026#34; mean? Property held on 30 June 2027 is treated as sold just before 1 July 2027 — at its market value at the end of 30 June 2027 — and reacquired on 1 July 2027 for that amount, which becomes the new cost base for gains after that date. Gains up to then keep the old rules. Are SMSFs included? Under the legislated reform (Act No. 49 of 2026), super funds including SMSFs sit outside the new 1 July 2027 CGT settings and keep their existing CGT settings, for property acquired on or after 20 September 1985. One exception reaches every owner: property that is still a pre-CGT asset on 30 June 2027 is deemed sold just before 1 July 2027 whoever holds it — that rule (s 112-175) is written by asset type, not by owner. SMSFs do have a separate annual market-value obligation (SIS Reg 8.02B) — confirm treatment with your adviser. Do I need a property valuation before 1 July 2027? If a property may face CGT, a dated, independent valuation as at the end of 30 June 2027 (the market value just before 1 July 2027) is the cleanest evidence of the new cost base — harder and costlier to reconstruct later. Ask your accountant. When is the valuation delivered? The reset value (market value at the end of 30 June 2027) can only be finalised once the date has passed, so valuation providers generally deliver signed reports from around July 2027. Some services allow earlier reservation — check timing with the provider you choose. What happens to pre-1985 (pre-CGT) property? Under the legislated reform the blanket exemption for assets acquired before 20 September 1985 ends for gains after 1 July 2027. Those properties receive a deemed cost base equal to that same reset value, which makes dated valuation evidence especially important for long-held property. Confirm treatment with your tax professional. What evidence does the ATO expect for market value? The ATO\u0026rsquo;s market-valuation guidance expects an objective, supportable valuation — comparable sales evidence, a clear methodology and a qualified, independent valuer. A signed report prepared to that ATO-acceptable standard is stronger evidence than an agent\u0026rsquo;s appraisal or an online estimate. There is no \u0026ldquo;ATO-approved\u0026rdquo; valuation — no such status exists. Can I get a backdated valuation after 1 July 2027 — is waiting worry-free? You can, and many advisers assume this makes waiting safe. A retrospective (backdated) valuation is legitimate — but it is not automatically worry-free: sales evidence goes cold, the property\u0026rsquo;s condition at the date must be reconstructed, and a weakly-evidenced number is easier to challenge years later. A contemporaneous valuation around the date itself is generally the cleanest evidence; retrospective is the fallback, not the plan. How much does a property valuation cost for CGT? For a CGT figure the inspected report is the one to price: on-site inspections start from about $646-$835 in this market, and market guides put standard residential valuations at roughly $300-$600. Signed desktop pathways start lower, around $279-$362, but a desktop involves no inspection and is not the level to lean on where the ATO may test the number. Scope matters more than price - a free estimate is not a signed valuation. See the property valuation service comparison for published examples. Does the 1 July 2027 CGT change affect my family home? An owner-occupied main residence generally keeps its exemption. The change matters if the home is later rented, used to produce income, transferred or inherited - the property can then face CGT with 1 July 2027 as a key valuation date. Check your position with a registered tax professional and see who is affected. How is capital gains tax calculated on property after 1 July 2027? Under the legislated reform, most gains after 1 July 2027 no longer get the 50% discount (individuals, trusts, partnerships). Instead the cost base is indexed to CPI, and a minimum 30% tax rate (new Division 119) reaches Australian-resident individuals — a trust or partnership gain meets the floor once attributed to an individual. The discount is not abolished outright — it still applies to gains accruing up to 1 July 2027, and concessional treatment is retained for new residential dwellings and affordable housing. The reset value — market value just before 1 July 2027 — becomes the new cost base for property held on 30 June 2027 - see the reform glossary and timeline. Is a professional valuation compulsory for the 1 July 2027 reset? No — it is a choice. You can either obtain a market valuation as at the end of 30 June 2027 or use Treasury\u0026rsquo;s free apportioning method (a formula set by the Treasurer, with ATO tools to come, that estimates the 1 July 2027 value by assuming the property grew at one steady rate). A professional valuation matters when that steady-rate assumption would understate your property\u0026rsquo;s real 1 July 2027 value — strong recent growth, renovations, or an unusual property — or when you want independently defensible evidence. See our full explainer valuation vs the free formula and ask a registered tax professional which suits your case. Is the change only about property, or other assets too? The discount-to-indexation change applies to CGT assets held by individuals, trusts and partnerships generally — property is where most people feel it, and it is this site\u0026rsquo;s focus. The negative-gearing change is specifically about residential property. For shares and other assets, ask a registered tax professional. Read more: Home\nWho is affected # Are companies affected by the 1 July 2027 change? For property acquired on or after 20 September 1985, companies sit outside the new individual/trust settings — company gains are taxed under company rules, which never had the 50% discount. If a company holds your property, its position is a question for your accountant, not this reform\u0026rsquo;s headline changes. Are foreign residents affected? Foreign and temporary residents sit outside the new individual/trust regime, and that cuts against them rather than for them. They are excluded from the 1 July 2027 deemed sale (s 112-155(1)(d)), so they get no cost-base reset, and the new cost-base indexation does not extend to them either (note 1 to s 110-36(1A), s 114-25). They have also long faced their own CGT settings for Australian property. Being \u0026ldquo;outside\u0026rdquo; the reform here means missing the relief, not escaping the tax — get advice specific to your residency. Overseas-based owners of Australian property should confirm their position with a registered tax professional, especially where residency may change. What happens to property inherited after 1 July 2027? Detailed transitional guidance for deceased estates around the reset date is still in development — see the ATO guidance tracker. Inheritance has always been a classic moment where dated valuation evidence matters; that does not change. Estate specifics belong with a registered tax professional. Read more: Who is affected\nDates and timing # Is the reform actually law? Yes. Announced in the May 2026 Budget, it received royal assent on 26 June 2026 as the Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49 of 2026). ATO guidance on valuation evidence and the apportionment tools continues to develop — follow it on the ATO guidance tracker and confirm the current position with a registered tax professional before acting. Do I pay any tax on 1 July 2027? The deemed disposal is a transition mechanism, not a bill in the mail — the legislation does not levy tax on that day for continuing owners. Its effect shows up in how future gains are calculated. Confirm specifics with your adviser. What should I do before 30 June 2027? Confirm whether you\u0026rsquo;re in scope, organise your cost base records, and plan how you\u0026rsquo;ll evidence the 1 July 2027 market value. The checklist at cgtready.com.au covers the basics in two minutes. Can I get the valuation done early? The report itself can only be finalised from July 2027, but preparation and reservation can happen earlier. Beware any promise of a completed \u0026ldquo;1 July 2027 valuation\u0026rdquo; before the date exists. What if I sell before 1 July 2027? A sale settled under the old rules is taxed under the old rules — the reform applies to gains accruing after 1 July 2027, and the reset only matters for property still held on 30 June 2027. Whether selling earlier or holding suits you is a planning question for a registered tax professional, not something this site can answer. Read more: Reform timeline\nValuation vs the free formula # Do I have to choose now? No. The choice matters when a CGT event eventually happens — a sale, transfer or inheritance after 1 July 2027. But evidence is easiest to capture around the date itself: sales comparables and property condition are fresh. Waiting keeps options open at the cost of colder evidence. Can I use the formula for one property and a valuation for another? The legislation frames the choice per asset. How it applies across a portfolio is a question for your registered tax professional once the instrument is final and ATO guidance is complete. What does a valuation cost against what the formula could save? On-site inspections start from about $646 in this market — the inspected report is the one to budget for if the 1 July 2027 figure is ever tested. Signed desktop assessments start around $279, but without an inspection they carry less weight for that purpose. Whether that outlay is worth it depends on how far your property\u0026rsquo;s true 1 July 2027 value sits above the formula\u0026rsquo;s result — for many properties the answer is \u0026ldquo;not far\u0026rdquo;; for outperformers and renovated homes the gap can be a multiple of the fee. Compare pathways on the service comparison. Is one approach \u0026#34;safer\u0026#34; with the ATO? Both are legitimate — the formula is the alternative the legislation itself provides. The difference is evidentiary: a signed valuation is independent, dated and defensible on its own; the formula depends on your eventual sale price and holding dates. Neither is \u0026ldquo;ATO-approved\u0026rdquo; — no such status exists for valuations. What records should I keep, whichever path I choose? Purchase contracts and costs, capital improvement invoices and dates, rental-use history, and photos or reports evidencing the property\u0026rsquo;s condition around 1 July 2027. The formula leans on purchase/sale figures and dates; a valuation leans on condition and comparables — good records serve both. See what counts in your cost base. Read more: Valuation vs the free formula\nThe new CGT calculation # Will I pay exactly 30% on my capital gains after 1 July 2027? No — it is a floor, not a flat rate, and that is settled in the Act rather than awaiting guidance. Under the method in s 119-10(2) you pay tax on the gain at your ordinary marginal rates; the Division then works out 30% of the gain, subtracts what those marginal rates already collected, and charges any shortfall as extra income tax. If your marginal rates already take 30% or more, there is nothing extra to pay — so it is not a cap either. s 119-15 switches the whole thing off for people receiving certain payments, including the age pension. Your own figures still need a registered tax professional. Does the 30% minimum apply to my whole gain? The new settings apply to gains accruing after 1 July 2027. Growth up to the 1 July 2027 value is dealt with under the old rules — which is exactly why the 1 July 2027 value (valuation or formula) matters so much. Do capital losses still work? Yes, and the order is set by the Act rather than pending. The reform replaces the method in s 102-5(1): your current-year capital losses reduce gains at step 1 (deferred gains first), carried-forward net capital losses at step 2 in the same order, the discount percentage applies at step 5, and small-business concessions at step 6 — so losses are applied before the discount, as they are today. The 30% minimum then works on the gains remaining after step 6 (s 119-5(1)(a)). Indexation is not a step in that sequence at all: it changes the cost base (s 110-36(1A)), so it sizes the gain before any of this begins. What your own position produces is still a question for a registered tax professional. When will you publish the worked examples? The day the mechanics are confirmed in ATO guidance. The scaffold on this page is ready for numbers; guessing before then would mean publishing figures that could be wrong in every cell. Read more: The new CGT calculation\nValuations and evidence # Will the ATO accept a free online estimate or an agent\u0026#39;s appraisal for the 1 July 2027 value? Online estimates (AVMs — CoreLogic, PropTrack, Domain and similar) and agent appraisals/CMAs are marketing and guidance tools, not signed valuations — no one takes professional responsibility for the number. The ATO\u0026rsquo;s market-valuation guidance points to objective, supportable evidence: comparable sales, a clear methodology and a qualified, independent valuer. Reset-specific standards are still developing — track them on the ATO guidance tracker and confirm with a registered tax professional. What\u0026#39;s the difference between a desktop assessment and a data-only estimate? A desktop assessment is prepared and signed by a qualified valuer who forms a professional opinion from comparable sales and property data — without a physical inspection, which is why the API Rules treat it as an indicative value rather than a full valuation. A data-only estimate is an algorithm\u0026rsquo;s output with no professional responsibility attached. Scope, not price, is the first thing to compare. Will there be a valuation bottleneck around 1 July 2027? Investor forums are openly worried about this: one national date, finite valuer capacity. Two realities help. A valuation \u0026ldquo;as at 1 July 2027\u0026rdquo; can only be completed once the date arrives, so preparation beforehand is about records and reservations rather than finished reports. And retrospective valuations remain legitimate afterwards — the trade-off is that sales evidence and property-condition records get harder to assemble as time passes. Read more: Service comparison\nPre-1985 (pre-CGT) property # Is my pre-1985 property still exempt before 1 July 2027? Under the legislated reform, gains accrued up to 1 July 2027 remain outside CGT for genuinely pre-CGT assets. It is the growth after that date that becomes taxable. Confirm your property\u0026rsquo;s status with a registered tax professional. What if I renovated or subdivided since 1985? Major capital improvements or ownership changes can affect pre-CGT status under existing rules — some assets are already partly inside CGT. This is exactly the kind of detail to check with your accountant before assuming exemption. Do I need a valuation on exactly 1 July 2027? The value that matters is market value just before 1 July 2027 — the end of 30 June 2027, which is when the law deems the sale to happen. Valuers establish it using sales evidence from around that date, so reports are typically delivered from July 2027 onward — and can be prepared retrospectively later, at greater difficulty and cost. What happens if I never get a valuation? You would either reconstruct the value retrospectively — harder and more expensive once sales evidence has gone cold — or elect Treasury\u0026rsquo;s draft apportioning method, which is free but assumes steady growth across your whole ownership period. For property held since before 1985 that assumption stretches across decades, and because the pre-2027 gain is disregarded, the resulting figure is purely your cost base: any understatement adds directly to the gain you are taxed on. Worth modelling both with your accountant rather than defaulting to either. Is the free formula final? No. The apportioning method is an exposure draft — consultation ran to 21 August 2026 — and may change before it is made. Anything you read about it — here or elsewhere — should be checked against the final instrument. Read more: Pre-1985 property\nYour home — and renting it out # I rented my home for one year, then moved back in. Does CGT still apply? Possibly, in part — income use generally brings a portion of the ownership period into CGT, though exemptions (such as the absence rule) can change the outcome. The interaction is fact-specific: ask a registered tax professional. Does renting a room count as income use? It can — partial income use can require apportionment for CGT, supported by evidence of value and floor area. Ask your accountant before assuming the main-residence exemption fully protects you. What evidence should I have from the first rental date? A dated, independent market valuation is the cleanest. Failing that: comparable sales from that period, the rental listing, photos and condition records — anything that helps a valuer reconstruct the value later (a retrospective valuation). Is my home caught by the 1 July 2027 reform while I live in it? A main residence that never earns income is generally outside the legislated reform\u0026rsquo;s scope. It\u0026rsquo;s the change of use that pulls a home into CGT territory — which is why owner-occupiers who may rent later should still pay attention. Read more: Home becomes a rental\nNegative gearing # Is negative gearing being abolished? No. Under the legislated reform it is limited for residential property rather than abolished: full negative-gearing treatment is directed to new builds, while established residential investment property acquired on or before 7:30pm AEST on 12 May 2026 is exempt from the changes. Even for affected properties the deduction is restricted rather than destroyed — losses are deductible against residential-property income, with any excess carried forward, from the 2027-28 income year. Confirm details with a registered tax professional. I already own a negatively geared property — am I affected? If you acquired it on or before 7:30pm AEST on 12 May 2026 — Budget night — it is exempt from the negative-gearing changes, so existing arrangements are protected. Your property is still within the separate CGT reset — its market value just before 1 July 2027 — at the end of 30 June 2027 — becomes the new cost base for future gains. Does the negative-gearing change alter my CGT? They are separate measures inside the same Act. Negative gearing concerns your annual rental deductions; the CGT reset concerns how gains after 1 July 2027 are calculated. An investment decision now usually needs to weigh both. Do new builds get both benefits? Newly built residential property retains full negative-gearing treatment under the reform. The CGT side may work differently from other property, not the same: s 112-155(1)(e) excludes from the 1 July 2027 deemed sale any asset for which the new residential dwelling concession (s 115-102) or the affordable housing concession (s 115-125) applies to the eventual gain — so such a property may need no 1 July 2027 value at all. Two cautions: \u0026ldquo;new residential dwelling\u0026rdquo; is not yet defined (the Act defers it to a Ministerial instrument that does not exist yet), and the test is applied when you eventually sell, not on 1 July 2027 — so it is not a status you can rely on today. Worth putting to a registered tax professional before deciding to skip dated evidence. Read more: Negative gearing changes\nATO guidance and tools # Has the ATO released the apportionment tools yet? Not as at our last review (10 July 2026). Treasury\u0026rsquo;s material commits the ATO to providing tools for the formula approach; we will update this page and the newsletter when they land. Can I rely on the ATO\u0026#39;s general valuation guidance in the meantime? The ATO\u0026rsquo;s long-standing market-valuation guidance — objective, supportable evidence, clear methodology, a qualified and independent valuer — is the best current indicator of what strong evidence looks like. Reset-specific standards may add detail; a conservative approach is to meet the existing bar. When will remaining guidance be published? No published timetable as at our last review. Major reforms typically see guidance arrive in waves before commencement — another reason the 12 months before 1 July 2027 will be busy. Read more: ATO guidance tracker\n▶ Watch: these questions explained # ▶ Who is affected by the 1 July 2027 CGT change? ▶ What does the cost-base \u0026#39;reset\u0026#39; mean? ▶ Are SMSFs included? ▶ Do I need a property valuation before 1 July 2027? ▶ When is the valuation delivered? ▶ What happens to pre-1985 (pre-CGT) property? ▶ What evidence does the ATO expect for market value? ▶ Can I get a backdated valuation after 1 July 2027 — is waiting worry-free? ▶ How much does a property valuation cost for CGT? Amended Recorded before the Australian Property Institute published its Levels of Property Valuation Advice guide (26 August 2026). For a CGT figure the guide points to a full inspection, so the on-site figure is the one to budget for; a desktop is a desktop report, never an IVS-compliant valuation. The on-site range is about $646–$835, not $646–$790. Full detail ▶ Does the 1 July 2027 CGT change affect my family home? ▶ How is capital gains tax calculated on property after 1 July 2027? ▶ Is a professional valuation compulsory for the 1 July 2027 reset? Amended The main answer stands: a valuation is not compulsory. Two details have changed. The formula applies one constant compound growth rate, not a straight line — which strengthens the case for a valuation where a property outperformed. And the method is still an exposure draft, so it cannot yet be elected. Full detail ▶ Is the change only about property, or other assets too? ","date":"10 July 2026","externalUrl":null,"permalink":"/faq/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"Every common question we answer across this site, in one place — grouped by topic, with a link to the full page on each. General information only, not tax advice; confirm your position with a registered tax professional.\nThe reform at a glance # Who is affected by the 1 July 2027 CGT change? Mainly owners of residential investment or income-producing property held as individuals, trusts or partnerships. Owner-occupiers can be affected later if the property is rented, transferred, inherited or changes use. General information, not tax advice. What does the cost-base \"reset\" mean? Property held on 30 June 2027 is treated as sold just before 1 July 2027 — at its market value at the end of 30 June 2027 — and reacquired on 1 July 2027 for that amount, which becomes the new cost base for gains after that date. Gains up to then keep the old rules. Are SMSFs included? Under the legislated reform (Act No. 49 of 2026), super funds including SMSFs sit outside the new 1 July 2027 CGT settings and keep their existing CGT settings, for property acquired on or after 20 September 1985. One exception reaches every owner: property that is still a pre-CGT asset on 30 June 2027 is deemed sold just before 1 July 2027 whoever holds it — that rule (s 112-175) is written by asset type, not by owner. SMSFs do have a separate annual market-value obligation (SIS Reg 8.02B) — confirm treatment with your adviser. Do I need a property valuation before 1 July 2027? If a property may face CGT, a dated, independent valuation as at the end of 30 June 2027 (the market value just before 1 July 2027) is the cleanest evidence of the new cost base — harder and costlier to reconstruct later. Ask your accountant. When is the valuation delivered? The reset value (market value at the end of 30 June 2027) can only be finalised once the date has passed, so valuation providers generally deliver signed reports from around July 2027. Some services allow earlier reservation — check timing with the provider you choose. What happens to pre-1985 (pre-CGT) property? Under the legislated reform the blanket exemption for assets acquired before 20 September 1985 ends for gains after 1 July 2027. Those properties receive a deemed cost base equal to that same reset value, which makes dated valuation evidence especially important for long-held property. Confirm treatment with your tax professional. What evidence does the ATO expect for market value? The ATO’s market-valuation guidance expects an objective, supportable valuation — comparable sales evidence, a clear methodology and a qualified, independent valuer. A signed report prepared to that ATO-acceptable standard is stronger evidence than an agent’s appraisal or an online estimate. There is no “ATO-approved” valuation — no such status exists. Can I get a backdated valuation after 1 July 2027 — is waiting worry-free? You can, and many advisers assume this makes waiting safe. A retrospective (backdated) valuation is legitimate — but it is not automatically worry-free: sales evidence goes cold, the property’s condition at the date must be reconstructed, and a weakly-evidenced number is easier to challenge years later. A contemporaneous valuation around the date itself is generally the cleanest evidence; retrospective is the fallback, not the plan. How much does a property valuation cost for CGT? For a CGT figure the inspected report is the one to price: on-site inspections start from about $646-$835 in this market, and market guides put standard residential valuations at roughly $300-$600. Signed desktop pathways start lower, around $279-$362, but a desktop involves no inspection and is not the level to lean on where the ATO may test the number. Scope matters more than price - a free estimate is not a signed valuation. See the property valuation service comparison for published examples. Does the 1 July 2027 CGT change affect my family home? An owner-occupied main residence generally keeps its exemption. The change matters if the home is later rented, used to produce income, transferred or inherited - the property can then face CGT with 1 July 2027 as a key valuation date. Check your position with a registered tax professional and see who is affected. How is capital gains tax calculated on property after 1 July 2027? Under the legislated reform, most gains after 1 July 2027 no longer get the 50% discount (individuals, trusts, partnerships). Instead the cost base is indexed to CPI, and a minimum 30% tax rate (new Division 119) reaches Australian-resident individuals — a trust or partnership gain meets the floor once attributed to an individual. The discount is not abolished outright — it still applies to gains accruing up to 1 July 2027, and concessional treatment is retained for new residential dwellings and affordable housing. The reset value — market value just before 1 July 2027 — becomes the new cost base for property held on 30 June 2027 - see the reform glossary and timeline. Is a professional valuation compulsory for the 1 July 2027 reset? No — it is a choice. You can either obtain a market valuation as at the end of 30 June 2027 or use Treasury’s free apportioning method (a formula set by the Treasurer, with ATO tools to come, that estimates the 1 July 2027 value by assuming the property grew at one steady rate). A professional valuation matters when that steady-rate assumption would understate your property’s real 1 July 2027 value — strong recent growth, renovations, or an unusual property — or when you want independently defensible evidence. See our full explainer valuation vs the free formula and ask a registered tax professional which suits your case. Is the change only about property, or other assets too? The discount-to-indexation change applies to CGT assets held by individuals, trusts and partnerships generally — property is where most people feel it, and it is this site’s focus. The negative-gearing change is specifically about residential property. For shares and other assets, ask a registered tax professional. Read more: Home\n","title":"Common Questions - 1 July 2027 CGT Reform FAQ","type":"page"},{"content":"For property held on 30 June 2027, the market value at the end of 30 June 2027 becomes the new cost base for future gains. The legislation gives you a choice about how that value is established:\nA market valuation as at the end of 30 June 2027 — the market value just before 1 July 2027; or Treasury\u0026rsquo;s apportioning method — a formula set by the Treasurer (with ATO tools to come) that estimates the 1 July 2027 value by assuming the property grew at one steady rate between what you paid and what you eventually sell for. Neither is compulsory. This page explains the trade-off in plain English so you can have an informed conversation with a registered tax professional.\nHow the apportioning method works (illustration only) # Treasury has released the method as a draft determination; the ATO\u0026rsquo;s tools to apply it have not been released yet — track them on the ATO guidance tracker. The idea is simple: assume the property grew at one steady rate for the whole time you owned it, and read the 1 July 2027 value off that curve.\nIllustration. Say a property was bought in 2017 for $600,000 and sells in 2037 for $1,600,000 — a $1,000,000 gain over 20 years. The draft method does not split that gain down the middle. It applies the one steady growth rate that gets $600,000 to $1,600,000 over 20 years, then reads off the value at the halfway point: about $980,000, not $1,100,000. Steady-rate growth compounds, so the first half of the period accounts for less than half the gain.\nNow suppose the property\u0026rsquo;s actual market value just before 1 July 2027 was higher — say $1,300,000 — because most of its growth happened early, or you renovated in 2024. Then:\nFormula: the pre-2027 portion of the gain is estimated at about $380,000, leaving roughly $620,000 to be taxed under the new, generally less favourable regime (CPI indexation + the 30% minimum rate). Valuation: dated evidence of $1,300,000 locks in $700,000 as pre-reset gain under the old rules, leaving $300,000 for the new regime — about $320,000 more gain kept under the old rules than the formula would give. The reverse is also true: if your property underperformed before 2027 and grows strongly afterwards, the formula could work in your favour. The figures above are illustrative only — the method is still a draft, and it, the ATO\u0026rsquo;s tools and your personal tax position govern the real outcome.\nWhen each approach tends to make sense # Situation Leaning Steady, average growth; simple history; no renovations The free formula may do the job Strong growth before 2027 (fast-rising suburb, early gains) A valuation protects the pre-reset gain Renovations or improvements before 1 July 2027 A valuation captures value the formula misses Unusual property — few comparables, mixed use, large land A valuation documents what a formula can\u0026rsquo;t see You want evidence that stands on its own if questioned later A signed valuation is independently defensible You\u0026rsquo;d rather decide later Possible either way — a retrospective valuation stays available, but evidence gets harder to assemble with time Two honest notes. First, the method is published only in draft and the ATO\u0026rsquo;s tools are still to come, so any figure worked out today — including the one above — can move before the instrument is final. Second, whichever path you choose, records matter either way: purchase costs, improvements and condition evidence — see CGT Cost Base for what to keep.\nCommon questions # Do I have to choose now? No. The choice matters when a CGT event eventually happens — a sale, transfer or inheritance after 1 July 2027. But evidence is easiest to capture around the date itself: sales comparables and property condition are fresh. Waiting keeps options open at the cost of colder evidence. Can I use the formula for one property and a valuation for another? The legislation frames the choice per asset. How it applies across a portfolio is a question for your registered tax professional once the instrument is final and ATO guidance is complete. What does a valuation cost against what the formula could save? On-site inspections start from about $646 in this market — an inspected report is the one to budget for if the 1 July 2027 figure is ever tested. Signed desktop assessments start around $279, but without an inspection they carry less weight for that purpose. Whether that outlay is worth it depends on how far your property\u0026rsquo;s true 1 July 2027 value sits above the formula\u0026rsquo;s result — for many properties the answer is \u0026ldquo;not far\u0026rdquo;; for outperformers and renovated homes the gap can be a multiple of the fee. Compare pathways on the service comparison. Is one approach \u0026#34;safer\u0026#34; with the ATO? Both are legitimate — the formula is the alternative the legislation itself provides. The difference is evidentiary: a signed valuation is independent, dated and defensible on its own; the formula depends on your eventual sale price and holding dates. Neither is \u0026ldquo;ATO-approved\u0026rdquo; — no such status exists for valuations. What records should I keep, whichever path I choose? Purchase contracts and costs, capital improvement invoices and dates, rental-use history, and photos or reports evidencing the property\u0026rsquo;s condition around 1 July 2027. The formula leans on purchase/sale figures and dates; a valuation leans on condition and comparables — good records serve both. See what counts in your cost base. ▶ Watch: these questions explained # ▶ Do I have to choose now? ▶ Can I use the formula for one property and a valuation for another? Amended This video describes the free formula as assuming your property “grew in a straight line”. Treasury’s draft determination applies one constant compound growth rate instead — a curve, not a line — which credits less value to 30 June 2027 and so widens the gap this video describes. The answer to the question itself is unchanged. Full detail ▶ What does a valuation cost against what the formula could save? Amended Two corrections. For a CGT figure the Australian Property Institute’s Levels of Property Valuation Advice (26 August 2026) points to a full inspection, about $646–$835 — not the high-two-hundreds desktop price quoted here. And the free formula compounds one constant rate rather than drawing a straight line, which widens the gap rather than narrowing it. The reasoning still holds. Full detail ▶ Is one approach safer with the ATO? ▶ What records should I keep, whichever path I choose? Important # This page is general education only — not tax, financial, legal or valuation advice. The apportioning method is published only as a draft determination and the ATO\u0026rsquo;s tools were not yet released at our last review; follow the ATO guidance tracker and confirm your position with a registered tax professional before acting.\n","date":"10 July 2026","externalUrl":null,"permalink":"/valuation-vs-ato-formula/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"For property held on 30 June 2027, the market value at the end of 30 June 2027 becomes the new cost base for future gains. The legislation gives you a choice about how that value is established:\nA market valuation as at the end of 30 June 2027 — the market value just before 1 July 2027; or Treasury’s apportioning method — a formula set by the Treasurer (with ATO tools to come) that estimates the 1 July 2027 value by assuming the property grew at one steady rate between what you paid and what you eventually sell for. Neither is compulsory. This page explains the trade-off in plain English so you can have an informed conversation with a registered tax professional.\n","title":"Valuation vs the Free Formula - The 1 July 2027 Choice","type":"page"},{"content":"Last reviewed: 31 August 2026. This page tracks official guidance as it lands, in plain English. General information only — not tax advice.\nThe reform is law, but not every practical detail is published yet. This page separates what is settled from what is still being developed, so you know what you can rely on today and what to watch for.\nSettled — you can rely on this now # Item Status The reform is law Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49 of 2026), royal assent 26 June 2026 What changes 50% CGT discount (individuals, trusts, partnerships) replaced by CPI indexation from 1 July 2027, plus a 30% minimum tax rate on net capital gains that reaches Australian-resident individuals (new Division 119) — a trust or partnership gain meets the floor once attributed to an individual — for most gains. Concessional treatment is retained for new residential dwellings (50%, s 115-102) and affordable housing (up to 60%, s 115-125) The reset mechanism Property held on 30 June 2027 is treated as sold just before 1 July 2027 — at its market value at the end of 30 June 2027 — and reacquired on 1 July 2027 for that amount, which becomes the new cost base The baseline is a choice You may obtain a market valuation as at the end of 30 June 2027, or use the apportioning method the Treasurer sets by legislative instrument (a formula estimating the 1 July 2027 value by assuming one steady growth rate across your whole ownership period) The apportioning method is published in draft Treasury has released the Income Tax Assessment (Method for Apportioning Capital Gains and Capital Losses) Determination 2026 as an exposure draft — consultation ran to 21 August 2026. It is not yet final and may change before it is made Negative gearing Limited to new builds for residential property; holdings at the announcement are exempt — see negative gearing changes Outside the new regime Companies and super funds (including SMSFs) sit outside the new individual/trust settings for property acquired on or after 20 September 1985. Pre-CGT property is deemed sold whoever holds it (s 112-175, written by asset type rather than owner). Foreign and temporary residents are a different case: they are excluded from the deemed sale (s 112-155(1)(d)) so get no cost-base reset, and are denied the replacement indexation (s 114-25) — missing the relief, not escaping the tax Primary sources: the ATO\u0026rsquo;s new-legislation page for the reform and the Act on the Federal Register of Legislation. The ATO\u0026rsquo;s general market-valuation guidance (objective, supportable evidence) also already exists.\nIn development — watch this space # Item Why it matters ATO apportionment tools Treasury says the ATO will provide tools for the formula alternative. Not yet released — the draft method can be worked through by hand in the meantime, but the instrument is not final, so any figure can still move. Evidentiary standards for the 1 July 2027 value How the ATO will treat desktop reports, agent appraisals and automated estimates vs valuer-signed reports for the reset specifically. Today\u0026rsquo;s general guidance points to objective, supportable evidence from a qualified, independent source. Transitional edge cases Part-year use changes, pre-1985 property specifics, deceased estates around the reset date and similar scenarios await detailed guidance. Indexation mechanics Exactly how CPI indexation and the minimum rate interact with marginal rates in assessments — the scenario scaffold awaiting these numbers is on the new CGT calculation. What to do while guidance develops # Don\u0026rsquo;t wait to organise records. Cost-base records and property condition evidence get harder to reconstruct later — see CGT Cost Base for what counts. Understand your fork in the road — free formula vs professional valuation — before demand peaks: see the comparison on our homepage FAQ and valuation pathways. Ask your registered tax professional which approach suits your property and position; this page is education, not advice. Get notified when guidance lands # We track ATO releases on the reform and summarise them in plain English (and in Chinese). Subscribe to the education newsletter to get updates as they happen — no spam, unsubscribe anytime.\nCommon questions # Has the ATO released the apportionment tools yet? Not as at our last review (10 July 2026). Treasury\u0026rsquo;s material commits the ATO to providing tools for the formula approach; we will update this page and the newsletter when they land. Can I rely on the ATO\u0026#39;s general valuation guidance in the meantime? The ATO\u0026rsquo;s long-standing market-valuation guidance — objective, supportable evidence, clear methodology, a qualified and independent valuer — is the best current indicator of what strong evidence looks like. Reset-specific standards may add detail; a conservative approach is to meet the existing bar. When will remaining guidance be published? No published timetable as at our last review. Major reforms typically see guidance arrive in waves before commencement — another reason the 12 months before 1 July 2027 will be busy. ","date":"10 July 2026","externalUrl":null,"permalink":"/ato-guidance-tracker/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"Last reviewed: 31 August 2026. This page tracks official guidance as it lands, in plain English. General information only — not tax advice.\nThe reform is law, but not every practical detail is published yet. This page separates what is settled from what is still being developed, so you know what you can rely on today and what to watch for.\nSettled — you can rely on this now # Item Status The reform is law Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49 of 2026), royal assent 26 June 2026 What changes 50% CGT discount (individuals, trusts, partnerships) replaced by CPI indexation from 1 July 2027, plus a 30% minimum tax rate on net capital gains that reaches Australian-resident individuals (new Division 119) — a trust or partnership gain meets the floor once attributed to an individual — for most gains. Concessional treatment is retained for new residential dwellings (50%, s 115-102) and affordable housing (up to 60%, s 115-125) The reset mechanism Property held on 30 June 2027 is treated as sold just before 1 July 2027 — at its market value at the end of 30 June 2027 — and reacquired on 1 July 2027 for that amount, which becomes the new cost base The baseline is a choice You may obtain a market valuation as at the end of 30 June 2027, or use the apportioning method the Treasurer sets by legislative instrument (a formula estimating the 1 July 2027 value by assuming one steady growth rate across your whole ownership period) The apportioning method is published in draft Treasury has released the Income Tax Assessment (Method for Apportioning Capital Gains and Capital Losses) Determination 2026 as an exposure draft — consultation ran to 21 August 2026. It is not yet final and may change before it is made Negative gearing Limited to new builds for residential property; holdings at the announcement are exempt — see negative gearing changes Outside the new regime Companies and super funds (including SMSFs) sit outside the new individual/trust settings for property acquired on or after 20 September 1985. Pre-CGT property is deemed sold whoever holds it (s 112-175, written by asset type rather than owner). Foreign and temporary residents are a different case: they are excluded from the deemed sale (s 112-155(1)(d)) so get no cost-base reset, and are denied the replacement indexation (s 114-25) — missing the relief, not escaping the tax Primary sources: the ATO’s new-legislation page for the reform and the Act on the Federal Register of Legislation. The ATO’s general market-valuation guidance (objective, supportable evidence) also already exists.\n","title":"ATO Guidance Tracker - 1 July 2027 CGT Reset","type":"page"},{"content":"The 1 July 2027 CGT reset gets most of the attention, but the same legislation — the Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49 of 2026, royal assent 26 June 2026) — also changes negative gearing for residential property. If you own or are considering an investment property, both measures affect the same decision.\nWhat negative gearing is # A property is \u0026ldquo;negatively geared\u0026rdquo; when the costs of owning it (interest, rates, maintenance and other deductions) exceed the rent it earns. Under long-standing rules, that rental loss can generally be deducted against your other income, reducing tax today while you wait for capital growth.\nWhat the legislated reform changes # Under the reform, negative gearing on residential property is limited to new builds. Two things matter most:\nExisting holdings are protected. The cut-off is 7:30pm AEST on 12 May 2026 — Budget night. Established residential investment property acquired on or before that moment is exempt from the negative-gearing changes. The new limits are aimed at future purchases, not at unwinding existing arrangements. Established dwellings bought after that moment are the target. Going forward, full negative-gearing treatment is reserved for newly built residential property, consistent with the reform\u0026rsquo;s stated aim of directing investment toward new housing supply. The deduction is restricted, not destroyed. For an affected property, losses are deductible only against residential-property income, and any excess is carried forward rather than lost. This applies from the 2027-28 income year. The genuinely open item is what counts as a \u0026ldquo;new build\u0026rdquo; — the Act defers the definition to a Ministerial instrument that has not been made yet. That, and how transitional cases are treated, await the instrument and developing ATO guidance. Confirm your specific position with a registered tax professional before acting.\nWhy it belongs in the same decision as the CGT reset # Buying an established investment property in future may mean both less attractive gearing treatment and the new CGT regime (CPI indexation plus the minimum-rate arrangement) on future gains. Already holding? Your negative gearing is grandfathered, and your CGT starting point becomes the property\u0026rsquo;s market value just before 1 July 2027, at the end of 30 June 2027 — which is where valuation evidence enters. Comparing new build vs established now involves tax treatment on both the income side (gearing) and the capital side (CGT) — a genuine two-sided calculation for a registered adviser. See who may be affected, the reform timeline and the reform glossary for the CGT half of the picture.\nCommon questions # Is negative gearing being abolished? No. Under the legislated reform it is limited for residential property rather than abolished: full negative-gearing treatment is directed to new builds, while established residential investment property acquired on or before 7:30pm AEST on 12 May 2026 is exempt from the changes. Even for affected properties the deduction is restricted rather than destroyed — losses are deductible against residential-property income, with any excess carried forward, from the 2027-28 income year. Confirm details with a registered tax professional. I already own a negatively geared property — am I affected? If you acquired it on or before 7:30pm AEST on 12 May 2026 — Budget night — it is exempt from the negative-gearing changes, so existing arrangements are protected. Your property is still within the separate CGT reset — its market value just before 1 July 2027 — at the end of 30 June 2027 — becomes the new cost base for future gains. Does the negative-gearing change alter my CGT? They are separate measures inside the same Act. Negative gearing concerns your annual rental deductions; the CGT reset concerns how gains after 1 July 2027 are calculated. An investment decision now usually needs to weigh both. Do new builds get both benefits? Newly built residential property retains full negative-gearing treatment under the reform. The CGT side may work differently from other property, not the same: s 112-155(1)(e) excludes from the 1 July 2027 deemed sale any asset for which the new residential dwelling concession (s 115-102) or the affordable housing concession (s 115-125) applies to the eventual gain — so such a property may need no 1 July 2027 value at all. Two cautions: \u0026ldquo;new residential dwelling\u0026rdquo; is not yet defined (the Act defers it to a Ministerial instrument that does not exist yet), and the test is applied when you eventually sell, not on 1 July 2027 — so it is not a status you can rely on today. Worth putting to a registered tax professional before deciding to skip dated evidence. Important # This page is general education only — not tax, financial, legal or valuation advice. Negative-gearing eligibility and transitional rules depend on your circumstances and on developing ATO guidance. Speak with a registered tax professional before acting.\n","date":"10 July 2026","externalUrl":null,"permalink":"/negative-gearing-changes/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"The 1 July 2027 CGT reset gets most of the attention, but the same legislation — the Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49 of 2026, royal assent 26 June 2026) — also changes negative gearing for residential property. If you own or are considering an investment property, both measures affect the same decision.\nWhat negative gearing is # A property is “negatively geared” when the costs of owning it (interest, rates, maintenance and other deductions) exceed the rent it earns. Under long-standing rules, that rental loss can generally be deducted against your other income, reducing tax today while you wait for capital growth.\n","title":"Negative Gearing Changes 2026 - Limited to New Builds","type":"page"},{"content":"General information, not tax advice. Sources: budget.gov.au, ATO and Parliament material — confirm the current position with a registered tax professional.\nThe 1 July 2027 CGT deadline: why 30 June 2027 matters # The 1 July 2027 CGT cost base reset is now law — the Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49 of 2026) received royal assent on 26 June 2026. The date to plan around is 30 June 2027: the last day your gains sit under the old rules (including the 50% discount, where it applied). Property you still hold on that day is treated as sold just before 1 July 2027 — at its market value at the end of 30 June 2027 — and reacquired on 1 July 2027 for that amount, which becomes the new cost base for every future gain.\nSo the real \u0026ldquo;CGT valuation deadline\u0026rdquo; isn\u0026rsquo;t a form to lodge — it\u0026rsquo;s having defensible evidence of your 1 July 2027 market value before the trail goes cold. The report itself can only be finalised once 1 July 2027 has passed, which is exactly why the smart move is to prepare now: organise records, choose a pathway, and reserve delivery. There\u0026rsquo;s no cost or commitment to getting ready early.\nThe dates that matter # 12 May 2026 — Budget night. The Federal Budget announces the reform: the 50% CGT discount for individuals, trusts and partnerships to be replaced with CPI indexation of the cost base plus a minimum 30% tax on net capital gains, effective from 1 July 2027.\n26 June 2026 — Now law. the Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49 of 2026) receives royal assent, converting the announcement into law and confirming the transition mechanics.\nNow until 30 June 2027 — the preparation window. Owners and advisers can use this window to confirm who is affected, organise cost base records, and plan valuation evidence. The readiness checklist takes about two minutes.\n30 June 2027 — deemed disposal. In-scope assets held on this day are treated as sold just before 1 July 2027 under the transition rules. Gains up to this point keep the old treatment (including the 50% discount, where it applied).\n1 July 2027 — deemed reacquisition at market value. The same assets are treated as reacquired on this date, at their market value just before it (s 112-155(3)(a)) — so the valuation date is the end of 30 June 2027, not 1 July. This is the cost base reset, and the single date the whole portfolio of evidence hangs on. Pre-1985 property receives its deemed cost base the same way.\nFrom July 2027 — valuations can be finalised. A market value \u0026ldquo;as at 1 July 2027\u0026rdquo; can only be completed once the date has passed, using sales evidence from around it. Contemporaneous valuations (prepared close to the date) are the cleanest evidence; retrospective valuations remain possible later at growing difficulty and cost.\nYears later — when you sell. The gain is split: pre-reset growth under the old rules, post-reset growth under indexation and the new rates — calculated from the 1 July 2027 market value. Whoever holds good evidence of that value has the easy conversation.\nWhat \u0026ldquo;as at\u0026rdquo; really means for timing # You cannot buy a finished 1 July 2027 valuation in 2026 — no one can know the value of a date that hasn\u0026rsquo;t happened. What owners can do beforehand is prepare: organise records, choose a pathway, and (with some providers) reserve delivery. See the valuation pathways comparison for how the options differ.\nCommon questions # Is the reform actually law? Yes. Announced in the May 2026 Budget, it received royal assent on 26 June 2026 as the Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49 of 2026). ATO guidance on valuation evidence and the apportionment tools continues to develop — follow it on the ATO guidance tracker and confirm the current position with a registered tax professional before acting. Do I pay any tax on 1 July 2027? The deemed disposal is a transition mechanism, not a bill in the mail — the legislation does not levy tax on that day for continuing owners. Its effect shows up in how future gains are calculated. Confirm specifics with your adviser. What should I do before 30 June 2027? Confirm whether you\u0026rsquo;re in scope, organise your cost base records, and plan how you\u0026rsquo;ll evidence the 1 July 2027 market value. The checklist at cgtready.com.au covers the basics in two minutes. Can I get the valuation done early? The report itself can only be finalised from July 2027, but preparation and reservation can happen earlier. Beware any promise of a completed \u0026ldquo;1 July 2027 valuation\u0026rdquo; before the date exists. What if I sell before 1 July 2027? A sale settled under the old rules is taxed under the old rules — the reform applies to gains accruing after 1 July 2027, and the reset only matters for property still held on 30 June 2027. Whether selling earlier or holding suits you is a planning question for a registered tax professional, not something this site can answer. ▶ Watch: these questions explained # ▶ Is the reform actually law? ▶ Do I pay any tax on 1 July 2027? ▶ What should I do before 30 June 2027? ▶ Can I get the valuation done early? ▶ What if I sell before 1 July 2027? ","date":"8 July 2026","externalUrl":null,"permalink":"/cgt-reform-timeline/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"General information, not tax advice. Sources: budget.gov.au, ATO and Parliament material — confirm the current position with a registered tax professional.\nThe 1 July 2027 CGT deadline: why 30 June 2027 matters # The 1 July 2027 CGT cost base reset is now law — the Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49 of 2026) received royal assent on 26 June 2026. The date to plan around is 30 June 2027: the last day your gains sit under the old rules (including the 50% discount, where it applied). Property you still hold on that day is treated as sold just before 1 July 2027 — at its market value at the end of 30 June 2027 — and reacquired on 1 July 2027 for that amount, which becomes the new cost base for every future gain.\n","title":"1 July 2027 CGT Deadline: Key Dates \u0026 When to Get Your Valuation","type":"page"},{"content":"The reform coverage is full of technical shorthand. Here is what the key terms actually mean, in plain English. General information, not tax advice.\nCost base # Broadly, what the tax system treats as your \u0026ldquo;starting point\u0026rdquo; for a property — usually the purchase price plus certain costs (stamp duty, some improvements, buying and selling costs). Your capital gain is the sale proceeds minus the cost base.\nCost base reset # The reform\u0026rsquo;s central mechanism. Property held on 30 June 2027 (by individuals, trusts and partnerships) is treated as if it were sold and immediately bought back at its market value. The Act\u0026rsquo;s words for that value are market value just before 1 July 2027 (s 112-155(3)(a)) — in practice, an end-of-30-June-2027 valuation date, which is the date to put in a valuer\u0026rsquo;s instructions and the date that should appear on the report. That market value becomes the new cost base for gains after 1 July 2027. Elsewhere on this site we call it the \u0026ldquo;1 July 2027 reset value\u0026rdquo; for short.\nDeemed disposal and reacquisition # The legal fiction behind the reset: you don\u0026rsquo;t actually sell anything, but the law deems the asset sold just before 1 July 2027 and reacquired at market value on that date. \u0026ldquo;Deemed disposal\u0026rdquo;, \u0026ldquo;deemed sale\u0026rdquo; and \u0026ldquo;deemed acquisition\u0026rdquo; all describe this mechanism.\n50% CGT discount # The current rule: individuals (and trusts, in effect) who hold an asset for more than 12 months pay tax on only half the gain. Under the reform this discount is replaced for most post-1 July 2027 gains — but it is not abolished outright. It still applies to gains accruing up to 1 July 2027, and the Act keeps concessional treatment for two categories: new residential dwellings (50%, s 115-102) and affordable housing (up to 60%, s 115-125). Both apply automatically; the election in each case is to opt out in favour of CPI indexation, not to opt in. Whether a property falls into one of these categories is a question for a registered tax professional.\nCPI indexation # What replaces the discount: the cost base is adjusted upward in line with the Consumer Price Index, so only gains above inflation are taxed.\nNegative gearing (reform changes) # Deducting a rental property\u0026rsquo;s losses against your other income. Under the same Act, full negative-gearing treatment for residential property is limited to new builds, while properties held at the announcement are exempt — see the negative gearing changes explainer.\n30% minimum tax on net capital gains # Announced alongside indexation: a floor rate applying to net capital gains under the new regime — see how the new calculation works. How it interacts with your marginal rate is a question for a registered tax professional.\nMarket value # What a willing but not anxious buyer would pay a willing but not anxious seller — established with evidence. The ATO\u0026rsquo;s market-valuation guidance expects comparable sales, clear methodology and a qualified, independent valuer.\nOnline estimate / AVM (CoreLogic, PropTrack, Domain) # The instant property estimates from data platforms and portals — CoreLogic, PropTrack, Domain and realestate.com.au estimates are the ones forums mention most. They are algorithm outputs (automated valuation models): useful context, but no professional takes responsibility for the number, which is why they sit at the bottom of the evidence ladder for tax purposes.\nAgent appraisal / CMA # A real estate agent\u0026rsquo;s opinion of likely selling price (often a \u0026ldquo;comparative market analysis\u0026rdquo;). It is a marketing tool for listing decisions — not a signed valuation, and the agent is not an independent valuer. Investor forums regularly ask whether a free agent appraisal will do for the 1 July 2027 value; the ATO\u0026rsquo;s market-valuation guidance points instead to objective, supportable evidence from a qualified, independent source.\nDesktop assessment # An indicative value prepared and signed by a qualified valuer using comparable sales and property data, without a physical inspection. Because there is no inspection, the API Rules of Professional Conduct treat this as a desktop rather than a full valuation. Not the same thing as an online estimate — the difference is a professional forming and signing an opinion.\nKerbside (drive-by) valuation # A limited-scope valuation where the valuer inspects the property from the street only. Sits between a desktop and a full inspection in scope and cost.\nBank valuation vs market valuation # A bank (lender) valuation is prepared for the lender\u0026rsquo;s mortgage-risk purposes and is often conservative; it belongs to the bank, not to you. A market valuation for tax purposes is a different instruction with a different basis — forum threads regularly conflate the two. For CGT evidence, the instruction should be market value at the relevant date.\nContemporaneous valuation # A valuation prepared at (or close to) the date it speaks to — e.g., a 1 July 2027 valuation prepared in mid-2027. The cleanest form of evidence, because the sales data is fresh.\nRetrospective (backdated) valuation # A valuation prepared later that assesses market value as at a past date. Entirely legitimate and commonly used — but harder and often costlier as evidence ages.\nPre-CGT asset (pre-1985 property) # An asset acquired before 20 September 1985, historically exempt from CGT altogether. Under the legislated reform that blanket exemption ends for gains after 1 July 2027 — see pre-1985 property and the reform.\nCGT event # Tax shorthand for a moment that triggers a capital gains calculation — most commonly selling, but also gifting, transferring, or (under the reform) the deemed disposal on 30 June 2027.\nNext: who is affected · why 1 July 2027 matters · valuation pathways compared\nGeneral education only — not tax, financial, legal or valuation advice. Speak with a registered tax professional about your situation.\n","date":"8 July 2026","externalUrl":null,"permalink":"/cgt-reform-glossary/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"The reform coverage is full of technical shorthand. Here is what the key terms actually mean, in plain English. General information, not tax advice.\nCost base # Broadly, what the tax system treats as your “starting point” for a property — usually the purchase price plus certain costs (stamp duty, some improvements, buying and selling costs). Your capital gain is the sale proceeds minus the cost base.\n","title":"CGT Reform Glossary - Cost Base Reset \u0026 Key Terms","type":"page"},{"content":"Owner-occupiers often assume CGT is someone else\u0026rsquo;s problem. The most common way that changes is quiet: you move out and rent your home — for a job move, a new relationship, a bigger house, or to hold the old one as an investment.\nThe existing rule: first income use # Under long-standing rules, when a main residence first starts producing income, the property is generally treated as if you acquired it at its market value on that day for CGT purposes. From that moment, part of the property\u0026rsquo;s story sits inside the CGT system — and the number that matters is a market value from a date nobody usually documents.\nThis rule exists today, reform or no reform. Thousands of owners discover it years later, when they sell and their accountant asks: \u0026ldquo;What was it worth when you first rented it out?\u0026rdquo;\nHow the 1 July 2027 reform adds to this # The reform\u0026rsquo;s cost base reset applies to property held on 30 June 2027 that is within scope — broadly, income-producing property of individuals, trusts and partnerships. For a home that becomes a rental, two dates can now both matter:\nThe first income date — market value when it first earned income (existing rule). 1 July 2027 — the reform\u0026rsquo;s deemed reacquisition at market value, if the property is in scope at that time. Which rules apply, and how they interact, depends on your timing and facts — this is squarely a question for a registered tax professional. What is common to every scenario is evidence: a dated market value is much easier to establish at the time than years afterwards.\nWhat to do if this might be you # If your home already earns income (even a rented room — partial use can matter), ask your accountant what value evidence you should hold. If you might rent your home out in the future, keep records now: photos, improvements, and consider valuation evidence when the change happens. Read who is affected and the valuation pathways comparison. Common questions # I rented my home for one year, then moved back in. Does CGT still apply? Possibly, in part — income use generally brings a portion of the ownership period into CGT, though exemptions (such as the absence rule) can change the outcome. The interaction is fact-specific: ask a registered tax professional. Does renting a room count as income use? It can — partial income use can require apportionment for CGT, supported by evidence of value and floor area. Ask your accountant before assuming the main-residence exemption fully protects you. What evidence should I have from the first rental date? A dated, independent market valuation is the cleanest. Failing that: comparable sales from that period, the rental listing, photos and condition records — anything that helps a valuer reconstruct the value later (a retrospective valuation). Is my home caught by the 1 July 2027 reform while I live in it? A main residence that never earns income is generally outside the legislated reform\u0026rsquo;s scope. It\u0026rsquo;s the change of use that pulls a home into CGT territory — which is why owner-occupiers who may rent later should still pay attention. Important # General education only — not tax, financial, legal or valuation advice. The main-residence exemption, absence rule and reform interactions are fact-specific. Speak with a registered tax professional.\n","date":"8 July 2026","externalUrl":null,"permalink":"/main-residence-to-rental/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"Owner-occupiers often assume CGT is someone else’s problem. The most common way that changes is quiet: you move out and rent your home — for a job move, a new relationship, a bigger house, or to hold the old one as an investment.\nThe existing rule: first income use # Under long-standing rules, when a main residence first starts producing income, the property is generally treated as if you acquired it at its market value on that day for CGT purposes. From that moment, part of the property’s story sits inside the CGT system — and the number that matters is a market value from a date nobody usually documents.\n","title":"Home Becomes a Rental - CGT \u0026 the 2027 Reform","type":"page"},{"content":"For forty years, one rule was simple: assets acquired before 20 September 1985 sat outside capital gains tax entirely. The legislated 1 July 2027 reform changes that for the first time.\nWhat changes for pre-CGT property # Under the reform, the blanket exemption for pre-20 September 1985 assets ends for gains that accrue after 1 July 2027. Growth up to that date stays outside CGT — but growth after it does not.\nTo make that split possible, pre-1985 property receives a deemed cost base equal to its market value just before 1 July 2027 — the end of 30 June 2027, the same deemed disposal-and-reacquisition mechanism that applies to other property held on 30 June 2027.\nWhy this group has the most at stake in evidence terms # The gap between purchase price and today\u0026rsquo;s value is largest. A property bought in 1980 may have appreciated for four decades entirely CGT-free — every dollar of that history is protected only by evidence of the 1 July 2027 value. There is often no other number. Later buyers have contract prices; pre-1985 owners frequently have nothing between a decades-old purchase and the reform date. Estates compound the problem. Long-held property is disproportionately owned by older Australians; executors may face both the reform rules and date-of-death rules in the same file. If the owner dies: the exemption already ends, at a different date # This is the most common way pre-1985 property changes hands, and it works differently from everything above.\nWhen a pre-CGT property passes on death, it does not stay pre-CGT in the beneficiary\u0026rsquo;s hands. Under the ATO\u0026rsquo;s rules on the cost base of inherited assets, where the deceased acquired the asset before 20 September 1985, the first element of the beneficiary\u0026rsquo;s cost base is the market value of the property on the day the deceased died. The exemption ends there, whatever happens in 2027.\nTwo consequences follow, and they are easy to miss:\nA date-of-death valuation is the evidence. That market value has to come from somewhere, and it is usually established by a valuation arranged by the executor or legal personal representative. Reconstructing it years later, from a date nobody documented, is the same problem this whole site is about — arriving earlier. Improvements made after September 1985 are not a separate asset here. Where the deceased made a major improvement on or after 20 September 1985, the ATO treats the property as one asset, and the cost base is the market value including that improvement at the date of death. That differs from the treatment while the owner is living, where post-1985 improvements to a pre-CGT property can be a separate CGT asset. Where 1 July 2027 comes in. If the owner is still living and still holds the property on 30 June 2027, the reset value applies and the relevant date is 1 July 2027. If they die before then, the relevant date is the date of death. Either way the answer is a market value at a specific past date — the dates are simply different, and an estate that spans the reform may need to establish both.\nConfirm your own position with a registered tax professional; this is general information.\nThere is a free alternative — and pre-1985 owners are the group it suits least # A valuation is not compulsory. Treasury has released a draft determination setting out an apportioning method a taxpayer can elect to use instead. It takes the original purchase price, the purchase date and the eventual sale price, assumes the property grew at one steady rate across the whole period, and works the 1 July 2027 value out from that.\nFor many owners that is a reasonable deal, and it costs nothing. For pre-1985 property it is usually the least suitable option available, for two reasons that compound.\nThe assumption has the furthest to stretch. A property held since 1980 has close to fifty years of history before the reform date, and Australian property did not grow at one steady rate across that span — the late 1980s, the 2000s and the early 2020s each looked very different. The longer and less even the history, the further a single averaged rate can land from what the property was actually worth in 2027.\nThere is no second chance to make it up. For property bought after September 1985, the 1 July 2027 value splits a gain in two: understate it, and some gain moves from a more favourable period into a less favourable one. Bad, but partly offset. For genuinely pre-CGT property the gain before 1 July 2027 is disregarded altogether — so the 2027 figure is not splitting anything. It is purely your cost base. Every dollar it is understated by is a dollar added to the gain you are eventually taxed on, with nothing on the other side of the ledger.\nOn a long-held, unevenly-grown property the gap between the two routes can run well into six figures. Which is better depends entirely on your property\u0026rsquo;s own history — a question for your accountant. But it is worth asking before assuming the free option is the simple one.\nWhat owners can do now # Confirm with a registered tax professional whether your property is genuinely pre-CGT (acquisition date, ownership changes, and improvements can all matter). Organise the property\u0026rsquo;s records — title history, improvements, leases. Plan for dated market-value evidence as at the end of 30 June 2027 (the market value just before 1 July 2027). A contemporaneous, independent valuation around the date itself is the cleanest evidence; a retrospective valuation later is possible but gets harder as sales evidence ages. Compare the valuation pathways when you\u0026rsquo;re ready. Common questions # Is my pre-1985 property still exempt before 1 July 2027? Under the legislated reform, gains accrued up to 1 July 2027 remain outside CGT for genuinely pre-CGT assets. It is the growth after that date that becomes taxable. Confirm your property\u0026rsquo;s status with a registered tax professional. What if I renovated or subdivided since 1985? Major capital improvements or ownership changes can affect pre-CGT status under existing rules — some assets are already partly inside CGT. This is exactly the kind of detail to check with your accountant before assuming exemption. Do I need a valuation on exactly 1 July 2027? The value that matters is market value just before 1 July 2027 — the end of 30 June 2027, which is when the law deems the sale to happen. Valuers establish it using sales evidence from around that date, so reports are typically delivered from July 2027 onward — and can be prepared retrospectively later, at greater difficulty and cost. What happens if I never get a valuation? You would either reconstruct the value retrospectively — harder and more expensive once sales evidence has gone cold — or elect Treasury\u0026rsquo;s draft apportioning method, which is free but assumes steady growth across your whole ownership period. For property held since before 1985 that assumption stretches across decades, and because the pre-2027 gain is disregarded, the resulting figure is purely your cost base: any understatement adds directly to the gain you are taxed on. Worth modelling both with your accountant rather than defaulting to either. Is the free formula final? No. The apportioning method is an exposure draft — consultation ran to 21 August 2026 — and may change before it is made. Anything you read about it — here or elsewhere — should be checked against the final instrument. ▶ Watch: these questions explained # ▶ Is my pre-1985 property still exempt before 1 July 2027? ▶ What if I renovated or subdivided since 1985? Important # This page is general education only — not tax, financial, legal or valuation advice. Pre-CGT status and the reform\u0026rsquo;s application depend on your specific facts. Speak with a registered tax professional.\n","date":"8 July 2026","externalUrl":null,"permalink":"/pre-1985-property/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"For forty years, one rule was simple: assets acquired before 20 September 1985 sat outside capital gains tax entirely. The legislated 1 July 2027 reform changes that for the first time.\nWhat changes for pre-CGT property # Under the reform, the blanket exemption for pre-20 September 1985 assets ends for gains that accrue after 1 July 2027. Growth up to that date stays outside CGT — but growth after it does not.\n","title":"Pre-1985 Property CGT Exemption — and How It Ends on 1 July 2027","type":"page"},{"content":"Stay close to the reform without turning every update into a sales call.\nThis newsletter is for property owners, investors, SMSF trustees, tax return accountants and real estate agents who want plain-English updates about the 1 July 2027 CGT reform.\nWhat you will receive # Reform explainers Plain-English summaries of what changes, who may be affected, and what questions to ask your registered tax professional.\nResearch updates New dashboard topics by purchase year, state, city, suburb, property type and owner profile.\nPublic Q\u0026A Selected community questions answered in general education format after moderation.\nPreparation reminders Timing, record and evidence reminders as 1 July 2027 gets closer.\nSubscribe # Free email updates\nSubscribe by email Enter your email address and, optionally, your name for plain-English reform updates, new dashboard topics and preparation reminders. No sales calls.\nEmail address First name Last name I agree to receive email updates and understand I can unsubscribe at any time. Subscribe You'll get a confirmation email to complete your subscription (double opt-in).\nBy subscribing, you agree to receive general 1 July 2027 CGT reform education updates from 1july2027.com.au. This is general information only, not tax, legal, financial or valuation advice. You can unsubscribe at any time.\nUseful starting points # Who is affected? Why 1 July 2027 matters Research dashboard Ask a public question ","date":"1 July 2026","externalUrl":null,"permalink":"/newsletter/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"Stay close to the reform without turning every update into a sales call.\nThis newsletter is for property owners, investors, SMSF trustees, tax return accountants and real estate agents who want plain-English updates about the 1 July 2027 CGT reform.\nWhat you will receive # Reform explainers Plain-English summaries of what changes, who may be affected, and what questions to ask your registered tax professional.\n","title":"1 July 2027 CGT reform newsletter","type":"page"},{"content":"Australia\u0026rsquo;s 1 July 2027 CGT reform is complex. If one owner is confused, many others are probably wondering the same thing.\nUse this page to submit a public education question. We may turn selected questions into plain-English answers for the Community Questions section after moderation. Please do not include tax file numbers, exact addresses, contract documents or other private information.\nAsk a question # Name Email Your role Select one Property ownerProperty investor Owner-occupierSMSF trustee Tax return accountantReal estate agent Other State or territory Select oneACTNSWNTQLDSATASVICWA Question topic Select one Who may be affectedOwner-occupier impact Investment property CGTSMSF property Tax return accountant workflowReal estate agent client education Property records and valuation timing Your question I understand this is general education only, not tax, legal, financial or valuation advice. Selected questions may be edited and published without personal details. Submit your question What makes a useful public question? Ask about a general situation, not a private tax calculation. Include the owner type, property use and state if relevant. Avoid exact addresses, names, tax file numbers and contracts. Ask what records or questions you should raise with a registered tax professional. For personal tax positions, speak with a registered tax professional before acting.\nCommunity Questions # These examples show the type of questions we expect to answer publicly. New questions will be reviewed before publication.\nDoes this only affect investors? Not necessarily. Owner-occupiers may still need to understand the reform if a home later becomes a rental, is transferred, inherited, held in a trust or used partly for income-producing purposes.\nRead the affected-owner guide Does the valuation report need to be dated 1 July 2027? The key education issue is whether the evidence can support market value at the reform boundary. Timing, inspection date, records and professional scope all matter.\nRead why the date matters Are SMSF owners affected in the same way? SMSF property has separate annual valuation and audit evidence considerations. CGT reform questions and SMSF annual evidence questions should be treated separately.\nCompare SMSF and normal owners Which valuation pathway should I compare? A low-cost estimate, desktop assessment, signed report and senior advisory engagement are different pathways. Compare scope before comparing price.\nCompare valuation pathways Moderation policy # We do not publish every submission. We may combine similar questions, edit for clarity, remove personal details and decline questions that request personal tax advice, include private information, are promotional, abusive or off-topic.\n","date":"1 July 2026","externalUrl":null,"permalink":"/ask-a-question/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"Australia’s 1 July 2027 CGT reform is complex. If one owner is confused, many others are probably wondering the same thing.\nUse this page to submit a public education question. We may turn selected questions into plain-English answers for the Community Questions section after moderation. Please do not include tax file numbers, exact addresses, contract documents or other private information.\nAsk a question # Name Email Your role Select one Property ownerProperty investor Owner-occupierSMSF trustee Tax return accountantReal estate agent Other State or territory Select oneACTNSWNTQLDSATASVICWA Question topic Select one Who may be affectedOwner-occupier impact Investment property CGTSMSF property Tax return accountant workflowReal estate agent client education Property records and valuation timing Your question I understand this is general education only, not tax, legal, financial or valuation advice. Selected questions may be edited and published without personal details. Submit your question What makes a useful public question? Ask about a general situation, not a private tax calculation. Include the owner type, property use and state if relevant. Avoid exact addresses, names, tax file numbers and contracts. Ask what records or questions you should raise with a registered tax professional. For personal tax positions, speak with a registered tax professional before acting.\n","title":"Ask a public question about 1 July 2027","type":"page"},{"content":"Use this education dashboard to explore which property-owner profiles may need the most attention before 1 July 2027. It is designed for property owners, investors, tax return accountants and real estate agents.\nThe dashboard uses illustrative public-education assumptions, not live market data and not tax advice. Use it to understand the risk drivers, then confirm your facts with a registered tax professional.\nPurchase year 1995200020052010201520202024 State NSWVICQLDWASAACTTASNT City Suburb / area Owner profile Investor / rental property Home owner who may later rent Home + income-producing use Tax return accountant client book Real estate agent landlord book 0 Education priority Holding period Growth area Tax complexity Record urgency Who is affected the most? Research topics to expand By year of last purchase: older purchases usually have more history, more missing records and more potential capital growth. By state: state-level growth cycles, land tax rules, investor exposure and record practices differ. By city: metro growth, unit/house mix, investor concentration and turnover patterns matter. By suburb: long-term growth suburbs and areas with many investor-owned homes may need earlier education. How to interpret the dashboard # A higher score means the selected profile is a higher education priority. It does not mean a person definitely owes more tax, definitely needs a valuation or should take a specific action.\nThe people most likely to need early education are usually:\nLong-term property investors in high-growth suburbs. Owners with poor purchase, improvement or rental-use records. Home owners who may later turn their current home into an investment property. Clients of tax return accountants with multiple properties or complex ownership. Landlords and investor owners managed by real estate agencies. What to do with your result # The dashboard is education, not advice — but each owner profile has a sensible next step:\nInvestor / rental property: compare the CGT valuation pathways, starting with the trade-off between price and defensibility. High-stakes evidence is explained at CGT Valuation Ready; the most price-competitive broad pathway is Valuation Ready. Home owner who may later rent: work through the readiness checklist at CGT Ready and read who may be affected before spending anything. Home + income-producing use / messy records: start with the record categories at CGT Cost Base, then compare pathways. Tax return accountant: the accountant-led bulk workflow is described at SMSF Valuation Ready; the SMSF vs normal owners study is shareable client education. Real estate agent landlord book: the service comparison is a client-safe education page to share; agents should route tax questions to the client\u0026rsquo;s accountant. SMSF trustees: SMSF property runs on an annual cycle — see SMSF Property Valuation Ready or order directly at SMSF Property Valuer. Want dashboard updates as new purchase-year, state and suburb topics are added? Subscribe to the education newsletter.\nImportant # This is a general education tool only. It uses illustrative assumptions and should not be treated as tax, financial, legal or valuation advice.\n","date":"1 July 2026","externalUrl":null,"permalink":"/research-dashboard/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"Use this education dashboard to explore which property-owner profiles may need the most attention before 1 July 2027. It is designed for property owners, investors, tax return accountants and real estate agents.\nThe dashboard uses illustrative public-education assumptions, not live market data and not tax advice. Use it to understand the risk drivers, then confirm your facts with a registered tax professional.\nPurchase year 1995200020052010201520202024 State NSWVICQLDWASAACTTASNT City Suburb / area Owner profile Investor / rental property Home owner who may later rent Home + income-producing use Tax return accountant client book Real estate agent landlord book 0 Education priority ","title":"CGT reform impact research dashboard","type":"page"},{"content":"1july2027.com.au is an education site. It does not directly sell property valuation services. This review-style comparison uses published information, public price signals and service positioning to help readers understand their options. Providers are included as market context; inclusion is not a recommendation or endorsement.\nSome of the services on this page are operated by the same group that operates this site, and are marked (same group) wherever they appear. The others are independent providers with no connection to us. You should be able to see which is which before you weigh anything else on this page.\nThis page helps readers compare pathways after learning about the 1 July 2027 CGT reform, SMSF annual valuation expectations, cost-base records and partner-led client support. Different owners need different evidence. A residential investor, an SMSF trustee, a tax return accountant and a real estate agency should not be forced through the same buying journey.\nUse this comparison as a starting point, then speak with a registered tax professional before acting.\nHow to read this comparison # ACompare scope firstA desktop estimate, signed desktop assessment and inspected valuation are not the same product.\nBMatch the use caseCGT, SMSF, partner workflow and premium evidence needs should be ranked differently.\nCCheck price and riskLow price matters, but defensibility matters more when tax exposure or dispute risk is high.\nThe simple assumption used below is a standard 2-bedroom residential apartment or unit in a metro/suburban location, current-date valuation, adequate comparable sales, no urgent turnaround, no retrospective date, no unusual title issue and no premium-advisory escalation.\nPublished prices are not always directly comparable. A free estimate or low-cost desktop assessment may not be a signed valuation report. Quote-based providers may be the right choice for institutional, complex or premium work even when their public price is not shown.\nWhich level a CGT figure needs — read this before the prices # On 26 August 2026 the Australian Property Institute published its Levels of Property Valuation Advice guide. It is the reason the cheapest column below is not simply the best value.\nLevel What it involves What it is for Level 1 Comprehensive report, full inspection inside and out A figure someone else will test Level 2 Limited or kerbside inspection Lower-stakes purposes, with the limitation stated Level 3 Desktop report — no inspection at all Updating or monitoring an earlier figure Level 4 Automated estimate \u0026ldquo;not a valuation product\u0026rdquo; — the guide\u0026rsquo;s own words Two of the guide\u0026rsquo;s positions bear directly on the table below. A desktop report is never a valuation compliant with the International Valuation Standards, because nobody inspected the property, and the report must say so. And where a figure will be tested by someone else — the ATO, a court, a co-owner, a beneficiary — the guide points to a Level 1 comprehensive report.\nA CGT cost base is a figure the ATO may test. So for the 1 July 2027 reset, the on-site column is the one to price against, and the desktop column is not a cheaper version of the same thing — it is a different product with a stated limitation.\nThis does not withdraw the desktop, and the guide does not either: a Level 2 or Level 3 \u0026ldquo;may be appropriate, provided you read and accept the stated limitations\u0026rdquo;. An SMSF\u0026rsquo;s routine annual market value is a good example — the ATO\u0026rsquo;s floor there is lower, and a signed desktop sits comfortably above it. The point is narrower: a desktop stops being the answer to a question the ATO may test.\nThe guide changed no price and withdrew no product. Our group\u0026rsquo;s prices below include GST. Read the on-site figure as the CGT number and the desktop figure as what it is.\nMixed provider comparison # Same operator group\nValuation Ready Desktop from $279 · On-site from $646 (2-bed unit; houses higher; inc GST)\nBest broad owner/investor pathway when price competitiveness matters but the user still wants a signed residential valuation path.\nExternal market example\nOpteon Desktop Assessment from $99 · In-Person Valuation from $300\nStrong national benchmark. Read the product scope carefully because an assessment, estimate and signed valuation are different.\nSame operator group\nCGT Ready Desktop from $296 · On-site from $683 (2-bed unit; houses higher; inc GST)\nBest for people who first need CGT triage, readiness prompts and a value-led path before ordering evidence.\nExternal market example\nDave Butler Sydney Property Valuation Residential house/home/unit from $297 inc GST\nLocal Sydney example near the low end of published signed-valuation pricing.\nSame operator group\nCGT Valuation Ready Desktop from $362 · On-site from $835 (2-bed unit; houses higher; inc GST)\nBest for higher-stakes CGT evidence where tax exposure, dispute risk or record quality makes defensibility more important.\nExternal market example\nAcumentis Standard residential report likely from $400 + GST\nNational firm and useful benchmark for a conventional residential valuation where a formal report is needed.\nSame operator group\nSMSF Property Valuer Desktop from $329 · On-site from $759 (2-bed unit; houses higher; inc GST)\nBest direct path for SMSF trustees who need annual property value evidence for accounts, reporting and audit support.\nExternal market example\nDuo Tax Standard residential valuations $300-$600\nUseful public market range. Complex or commercial work is described at $1,000-$5,000+.\nSame operator group\nCGT Cost Base Desktop from $329 · On-site from $759 (2-bed unit; houses higher; inc GST)\nBest when renovation, improvement, ownership or rental-use records need to be organised before choosing a valuation path.\nExternal market example\nValuations NSW Residential $350-$650 excl GST · retrospective CGT $700-$1,400 excl GST\nUseful NSW range showing how retrospective CGT work can cost much more than a standard current-date valuation.\nSame operator group\nSMSF Valuation Ready Register to request partner pricing details\nBest for accountants, SMSF administrators and adviser teams managing repeat or bulk client valuation workflow.\nExternal market example\nHerron Todd White / WBP Group Quote required\nRelevant for complex, institutional, lender, portfolio or advisory-style work where a fixed public price is less useful.\nMarket guides also cluster around similar bands: Mozo describes full residential valuations at about $300-$600, kerbside valuations at $200-$350 and desktop / AVM work from free to $200. The important distinction is scope: a free or low-cost estimate is not the same thing as a signed, purpose-ready valuation report.\nSegment-by-segment top 3 rankings # These rankings are educational, not endorsements. They reflect the simple apartment assumption above, published price signals and the likely user pain point in each segment.\nEntries marked (same group) are operated by the same group as this site; the rest are independent. We are not a neutral party in the segments where our own brands appear, and you should read those placements accordingly.\n1. Standard 2-bedroom apartment, cost-sensitive owner Valuation ReadyStrongest public price signal for a signed pathway: on-site from $646, with desktop from $279 for lower-stakes uses only (2-bed unit). (same group) Dave Butler Sydney Property ValuationStrong published local Sydney price from $297 inc GST, but location-specific. OpteonNational benchmark; in-person from $300, with lower-cost desktop assessment positioned separately. 2. CGT evidence and 1 July 2027 planning CGT Valuation ReadyBest fit when defensibility, records and CGT framing matter more than lowest price. (same group) ValueMaxUseful CGT-specific public pricing signal for Melbourne/Sydney and retrospective complexity. Valuations NSWClear NSW range, especially for retrospective CGT where costs can rise materially. 3. SMSF trustee annual valuation SMSF Property ValuerBest direct ordering fit for SMSF trustees who know they need valuation evidence. (same group) SMSF Property Valuation ReadyBest if the trustee wants annual compliance readiness and reminders. (same group) AcumentisNational formal valuation benchmark; confirm SMSF scope before ordering. 4. Accountant, tax agent or real estate agency workflow SMSF Valuation ReadyBest fit for accountant-led SMSF or repeat client-book workflow. (same group) Valuation Ready Partner PortalBest for partner registration, bulk upload and agency/accountant intake. (same group) WBP GroupQuote-based provider for more traditional valuation engagement structures. 5. Premium, unusual or dispute-prone property Senior advisory pathwayConsider a senior advisory process for premium, unique or high-scrutiny properties. (same group) Herron Todd WhiteLarge valuation and advisory provider suited to formal, portfolio or institutional contexts. CGT Valuation ReadyPractical CGT evidence route when the case is residential but higher risk. (same group) Strategy by property type # The \u0026ldquo;suggested path\u0026rdquo; lines below mostly point at brands operated by the same group as this site. They are suggestions from an interested party, not neutral advice, and you are free to take any of these paths to an independent provider instead.\nPremium landed houses # Detached homes in premium suburbs can have larger dollar movements, more renovation history and more disagreement risk around market value. Owners may need more defensible evidence because a small percentage difference can become a large tax or estate-planning number.\nSuggested path: start with CGT Valuation Ready for higher-stakes CGT evidence, use Valuation Ready when price competitiveness is the priority, and use CGT Cost Base to organise improvement and ownership records.\nLow to middle cost apartments # Apartments often have more comparable sales and may suit a faster, more cost-sensitive path. The risk is not always valuation complexity; it can be owners delaying action, missing strata/renovation records or assuming the reform only affects \u0026ldquo;wealthy\u0026rdquo; investors.\nSuggested path: start with CGT Ready for quick triage, then move to Valuation Ready for the most competitive broad-service option if evidence is needed.\nSMSF-held residential property # SMSF property is not just about a future sale. The annual administration cycle means market value evidence can matter for accounts, member reporting, annual return preparation and audit support.\nSuggested path: accountants and administrators should start with SMSF Valuation Ready. Direct trustees can use SMSF Property Valuer, while trustees who want compliance-readiness language can use SMSF Property Valuation Ready.\nProperties with complex records # Properties with renovations, extensions, partial rental use, inherited ownership or missing cost records need a record-first approach before valuation evidence is useful.\nSuggested path: start with CGT Cost Base to understand record categories, then choose CGT Valuation Ready or Valuation Ready depending on risk and budget.\nNormal owners versus SMSF trustees # Normal residential property owners usually face event-driven valuation questions: sale, change of use, inheritance, transfer, dispute, or adviser request. SMSF trustees face annual governance questions as well as future sale questions.\nRead the deep study: SMSF property vs normal property owners.\nWant plain-English updates as the reform date approaches? Subscribe to the education newsletter.\nQuestions owners are actually asking # These come up repeatedly in Australian property and finance forums right now.\nWill the ATO accept a free online estimate or an agent\u0026#39;s appraisal for the 1 July 2027 value? Online estimates (AVMs — CoreLogic, PropTrack, Domain and similar) and agent appraisals/CMAs are marketing and guidance tools, not signed valuations — no one takes professional responsibility for the number. The ATO\u0026rsquo;s market-valuation guidance points to objective, supportable evidence: comparable sales, a clear methodology and a qualified, independent valuer. Reset-specific standards are still developing — track them on the ATO guidance tracker and confirm with a registered tax professional. What\u0026#39;s the difference between a desktop assessment and a data-only estimate? A desktop assessment is prepared and signed by a qualified valuer who forms a professional opinion from comparable sales and property data — without a physical inspection, which is why the API Rules treat it as an indicative value rather than a full valuation. A data-only estimate is an algorithm\u0026rsquo;s output with no professional responsibility attached. Scope, not price, is the first thing to compare. Will there be a valuation bottleneck around 1 July 2027? Investor forums are openly worried about this: one national date, finite valuer capacity. Two realities help. A valuation \u0026ldquo;as at 1 July 2027\u0026rdquo; can only be completed once the date arrives, so preparation beforehand is about records and reservations rather than finished reports. And retrospective valuations remain legitimate afterwards — the trade-off is that sales evidence and property-condition records get harder to assemble as time passes. ▶ Watch: these questions explained # ▶ Will the ATO accept a free online estimate or an agent\u0026#39;s appraisal for the 1 July 2027 value? ▶ Will there be a valuation bottleneck around 1 July 2027? Important # This comparison is general education only. It is not tax, legal, financial or valuation advice. Providers are included as market context. Readers should compare scope, report type, independence, credentials, timing and tax-professional guidance before choosing a pathway.\n","date":"1 July 2026","externalUrl":null,"permalink":"/property-valuation-service-comparison/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"1july2027.com.au is an education site. It does not directly sell property valuation services. This review-style comparison uses published information, public price signals and service positioning to help readers understand their options. Providers are included as market context; inclusion is not a recommendation or endorsement.\nSome of the services on this page are operated by the same group that operates this site, and are marked (same group) wherever they appear. The others are independent providers with no connection to us. You should be able to see which is which before you weigh anything else on this page.\n","title":"Property Valuation Services Compared - 1 July 2027","type":"page"},{"content":"The impact of property valuation is not the same for SMSFs and normal residential property owners. This distinction matters for every article, dashboard and referral path on this education site.\nExecutive summary # Normal property owners usually think about valuation when a CGT event, change of use, inheritance, transfer, dispute or tax-advice request makes valuation evidence necessary.\nSMSFs are different. SMSF trustees generally need to value fund assets at market value each year to prepare accounts, statements and the SMSF annual return, and the fund\u0026rsquo;s approved auditor must be able to verify that valuation evidence. That makes SMSF property valuation an annual governance process, not only a future-sale event.\nNormal property ownerUsually event-driven: sale, transfer, inheritance, dispute or change of use.Evidence supports a future tax or adviser question.Many owners may not need a report until facts change. SMSF propertyUsually annual: accounts, SMSF annual return and audit evidence.Auditors need supportable market-value evidence.Recurring workflow rewards organised valuation records. Why the CGT reform affects normal owners differently # For a normal residential property owner, the valuation question often depends on:\nwhether the property is a main residence, investment property or mixed-use property; whether it may be rented out in future; whether ownership changed through inheritance, transfer, divorce or estate planning; whether improvement and cost-base records are complete; whether the owner needs market value evidence around a relevant date. This means many normal owners may not need a formal valuation immediately, but they may need to understand their exposure and preserve records before the reform date.\nFor property-type routing, premium landed houses with larger dollar movements may fit CGT Valuation Ready or Valuation Ready, while cost-sensitive apartments may start with CGT Ready and record-heavy cases may start with CGT Cost Base.\nWhy SMSF property is different # SMSF property is held inside a regulated superannuation fund. The valuation need is not only about CGT reform. It is tied to annual administration, audit, tax position and member reporting.\nFor an SMSF, annual property valuation can matter for:\npreparing fund accounts, statements and the SMSF annual return; helping the auditor verify market value evidence; supporting member balances and pension-phase calculations; monitoring in-house asset rules and related-party arrangements where relevant; supporting capital gain calculations when a property is eventually sold; reducing audit friction when the same asset is carried year after year. SMSF trustees can compare trustee-focused services at SMSF Property Valuer and SMSF Property Valuation Ready. Accountants and administrators managing multiple funds can compare workflow-led support at SMSF Valuation Ready.\nThe tax-benefit angle for SMSFs # The practical benefit is not \u0026ldquo;a valuation creates a tax deduction\u0026rdquo; by itself. The benefit is that a supportable annual market value helps the fund report correctly and claim the right tax treatment where the law allows it.\nExamples include:\nmore reliable member-balance and pension-phase reporting; cleaner exempt-current-pension-income and taxable-income calculations where they apply to the fund; better evidence if property income, expenses, capital gains or compliance issues are reviewed; potentially deductible administration or valuation-related expenses where the SMSF expense satisfies the general deduction rules. Trustees should ask their accountant or SMSF adviser how annual valuation evidence interacts with their fund\u0026rsquo;s tax position.\nComparison table # Question Normal residential owner SMSF trustee Main trigger Sale, change of use, inheritance, transfer, advice request or CGT planning Annual accounts, SMSF annual return, audit support and fund administration Frequency Usually event-driven Usually annual Key risk Missing historical records and wrong market value at a relevant date Unsupported asset values, audit queries, incorrect member/tax reporting Reform exposure Depends on ownership, use, main residence rules and future CGT event Outside the new 1 July 2027 CGT settings for property acquired on or after 20 September 1985 — super funds, including SMSFs, are not in the individual/trust regime. Pre-CGT property is deemed sold whoever holds it, so a fund holding pre-20 September 1985 property is inside the reset. The operative driver is the separate annual market-value obligation (SIS Reg 8.02B), which is unchanged Best starting point Understand whether the property could become taxable in future Build an annual valuation and record-keeping rhythm Sources for further reading # Budget 2026-27: Tax reform Treasury Ministers: Government introduces first tranche of tax reform legislation Treasury Ministers: Tax reform bill passes the Parliament ATO: Guide to valuing SMSF assets ATO: Your obligations as an SMSF trustee ATO: SMSF deductible expenses Want plain-English updates as the reform date approaches? Subscribe to the education newsletter.\nImportant # This page is general education only. It is not tax, legal, financial or valuation advice. SMSF trustees should obtain advice from a qualified SMSF professional, registered tax agent or financial adviser before acting.\n","date":"1 July 2026","externalUrl":null,"permalink":"/smsf-vs-normal-property-owners/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"The impact of property valuation is not the same for SMSFs and normal residential property owners. This distinction matters for every article, dashboard and referral path on this education site.\nExecutive summary # Normal property owners usually think about valuation when a CGT event, change of use, inheritance, transfer, dispute or tax-advice request makes valuation evidence necessary.\nSMSFs are different. SMSF trustees generally need to value fund assets at market value each year to prepare accounts, statements and the SMSF annual return, and the fund’s approved auditor must be able to verify that valuation evidence. That makes SMSF property valuation an annual governance process, not only a future-sale event.\n","title":"SMSF Property vs Individual Owners under the 2027 CGT Reform","type":"page"},{"content":"Some properties need a simple, cost-effective valuation pathway. Other properties need a more senior valuation and advisory approach because the dollar exposure, property complexity or adviser scrutiny is higher.\nThis page explains when a property owner, SMSF trustee, accountant or real estate agent should consider sourcing valuation evidence from a senior valuation and advisory firm rather than a standard residential report. It is educational only, and names no particular firm — which one suits you depends on the property, the state and the kind of scrutiny expected.\nBe clear about who is telling you this. 1july2027.com.au does not provide valuation services itself, but the services suggested further down this page — Valuation Ready, CGT Valuation Ready, CGT Ready, CGT Cost Base and the SMSF brands — are operated by the same group that operates this site. They are not independent of us, and those suggestions should be weighed accordingly.\nFor a starting point that is independent of us, the Australian Property Institute publishes a public Find a Property Professional directory you can search for a Certified Practising Valuer in your area. We have no connection to the firms listed there.\nWhy senior advisory capacity is scarce # Australia has about 5,200 employed valuers across the whole occupation (Jobs and Skills Australia, ANZSCO 224512), but not every valuer is the right fit for high-value, unusual, audit-sensitive or litigation-sensitive property evidence. Only a small fraction of that workforce practises at the senior advisory level these files need, and those professionals also carry institutional, portfolio and litigation workloads.\nThe practical message is simple: if many owners wait until the same deadline window, the queue for the most senior reviewers can become tight very quickly.\nWhen a senior advisory path may be appropriate # Consider a reputable valuation and advisory firm when the property or decision has one or more of these features:\npremium landed residential property where a small percentage difference may mean a large tax number; waterfront, prestige, acreage, development-site or unique architect-designed property; mixed-use, partial rental or home-business history; major renovation, extension, subdivision or missing improvement records; estate, family law, trust, related-party or dispute context; SMSF property with audit sensitivity, related-party concerns or repeated annual valuation pressure; portfolio, multi-property, accountant-led or agency-led client batch requiring governance controls; property where the owner expects scrutiny from an auditor, adviser, counterparty or regulator. For lower-complexity properties, especially apartments with good comparable sales, a more cost-effective pathway through Valuation Ready or CGT Ready may be enough. For record-heavy cases, CGT Cost Base can help owners understand what documents to organise before requesting a report.\nWhy book early # The 1 July 2027 reform creates a timing problem. Many owners may wait until their accountant asks for evidence, but senior valuers and reputable advisory teams have limited capacity. When demand clusters around 30 June 2027 and 1 July 2027, the best appointment windows may disappear first.\nEarly booking can help because:\nowners have more time to collect title, purchase, renovation and rental records; accountants can review the right ownership and tax questions before the report is finalised; valuers can schedule inspection, research and quality review without deadline pressure; SMSF trustees can align valuation timing with accounts, annual return and audit work; premium properties can receive the extra analysis their risk profile deserves. This is not a reason to panic. It is a reason to plan before the market becomes crowded.\nWhich pathway should you start with? # Premium landed property or high-value CGT exposure # Start with CGT Valuation Ready if the key issue is defensible CGT evidence, or Valuation Ready if you need a competitive general valuation path. If the property is unusually complex, ask whether a senior advisory report is suitable.\nApartment or cost-sensitive owner # Start with CGT Ready for triage and Valuation Ready for the broad, competitive valuation path. Use a senior advisory path only if the property history or tax exposure justifies the extra cost.\nSMSF-held property # Start with SMSF Valuation Ready for accountant-led workflow, SMSF Property Valuer for direct trustee ordering, or SMSF Property Valuation Ready for annual compliance readiness. Consider senior advisory where the SMSF property is high-value, unusual, related-party sensitive or likely to draw audit attention.\nCost-base and record problems # Start with CGT Cost Base to understand which records matter. Then choose CGT Valuation Ready or a senior advisory path if the report must withstand material scrutiny.\nThe practical rule # Use the simplest credible report that matches the risk. Do not overpay for a premium advisory process when the property is simple. Do not under-resource the valuation when the property is unique, high-value or likely to be reviewed.\nWant plain-English updates as the reform date approaches? Subscribe to the education newsletter.\nImportant # This page is general education only. It is not tax, legal, financial or valuation advice. Ask your accountant, SMSF adviser or legal adviser what evidence standard is appropriate before booking a valuation.\n","date":"1 July 2026","externalUrl":null,"permalink":"/when-to-use-senior-valuation-advisory/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"Some properties need a simple, cost-effective valuation pathway. Other properties need a more senior valuation and advisory approach because the dollar exposure, property complexity or adviser scrutiny is higher.\nThis page explains when a property owner, SMSF trustee, accountant or real estate agent should consider sourcing valuation evidence from a senior valuation and advisory firm rather than a standard residential report. It is educational only, and names no particular firm — which one suits you depends on the property, the state and the kind of scrutiny expected.\n","title":"When to use a senior valuation and advisory firm","type":"page"},{"content":" ▶ Who is affected by the 1 July 2027 CGT change? The reform is most obvious for people who own investment property, but the practical education need is wider than that.\nA current home owner may not have an investment property today, but their CGT position can become more complicated if the property is later rented, partly used to earn income, transferred, inherited, sold after a change in use, or held through a trust or partnership.\nThis page explains who should pay attention and what questions to raise with a registered tax professional.\nAm I affected? # Answer three quick questions for a general (non-advice) indication of whether the 1 July 2027 reset is likely to matter for you — and where to go next.\nDo you own (or expect to own) an investment or income-producing property? Yes No / not sure How is (or will) the property be held? Individual Trust or partnership SMSF (self-managed super) Company Will you still hold it on 1 July 2027? Yes No / unsure See if it affects me Attention map HighLong-held investorsLarge gains and older records can make evidence more important.\nHighFuture rental riskOwner-occupiers who may later rent, transfer or subdivide should pay attention.\nMedTrusts and partnershipsOwnership structure can increase adviser review and record needs.\nWatchRecent buyersLower history, but keeping clean records still matters.\nThe simple answer # Clearly relevant Residential property investors, trusts and partnerships that hold property and expect future taxable capital gains.\nPossibly relevant Owner-occupiers who may later rent the property, use part of it for income, transfer it, subdivide it or change ownership structure.\nProfessional education need Tax return accountants and real estate agents whose clients may ask whether property records should be prepared before 1 July 2027.\nCheck separately SMSFs and companies may have different rules or valuation needs. Do not assume the same reform treatment applies.\nProperty investors # Property investors are the core audience. If a residential property is already used to produce rental income, the 1 July 2027 value may become a key record for future CGT calculations under the reform design.\nInvestor questions to ask:\nWhat property records should I keep before 1 July 2027? Does the reform affect my ownership structure? Should I document market value at the transition date? How will improvements, holding costs and cost-base records be treated? What should I ask my accountant before the deadline? Home owners without investment property # Many owner-occupiers assume CGT reform is only an investor issue. That may be true for some people, but it is not a safe assumption for everyone.\nYou may need to understand the reform if:\nyou may rent out your current home later; you may move out and keep the property as an investment; you use part of the property to earn income; you plan to subdivide, transfer or restructure ownership; you expect inheritance, estate, separation or family transfer issues; your accountant asks for better historical property records. The practical point is not that every home owner needs a valuation. The point is that many home owners will not know today whether their property will later have an investment or taxable-use period.\nTax return accountants # Tax return accountants should prepare clear client education before the reform window becomes urgent.\nClient-book review ideas:\nsegment clients who own residential property; flag investment, former-home, mixed-use and trust/partnership ownership; prepare client questions for the 2026 and 2027 tax seasons; collect property acquisition, improvement and use-history records; avoid promising a tax outcome before reviewing each client\u0026rsquo;s facts. Real estate agents # Real estate agents and property managers are often the first professionals to hear that a client may sell, rent out, transfer or restructure a property.\nAgents should not provide tax advice, but they can help clients recognise when to ask their accountant:\nlandlord onboarding; owner considering renting a former home; investor preparing for sale; property transfer or estate discussion; client asking about CGT, land tax or record keeping. What to do now # Identify how the property is owned. Record whether it is used as a home, investment, mixed-use property or through an entity. Collect acquisition, improvement, rental and use-history documents. Ask a registered tax professional how the reform may apply. Keep records organised before 1 July 2027. Where to go next # The quiz above routes the common cases, but every segment has a static next step:\nInvestors, trusts and partnerships: compare the CGT valuation pathways and see why the date matters. Owner-occupiers who may rent later: work through the readiness checklist at CGT Ready before spending anything. Messy or incomplete records: start with the record categories at CGT Cost Base. SMSF trustees: see SMSF Property Valuation Ready for the separate annual obligation, or the SMSF vs normal owners study. Accountants and agencies: the accountant-led bulk workflow is at SMSF Valuation Ready; the service comparison is client-safe education to share. Anyone who wants the property\u0026rsquo;s condition captured while it is still current: a valuation can be prepared retrospectively later; a contemporaneous record of what the property was actually like cannot. See the property evidence record — you can compile and keep one yourself at no cost. (same group) Want plain-English updates as the reform date approaches? Subscribe to the education newsletter.\nSources # Budget 2026-27: Tax reform Treasury: Budget 2026-27 tax system changes ATO: Using your home for rental or business Common questions # Are companies affected by the 1 July 2027 change? For property acquired on or after 20 September 1985, companies sit outside the new individual/trust settings — company gains are taxed under company rules, which never had the 50% discount. If a company holds your property, its position is a question for your accountant, not this reform\u0026rsquo;s headline changes. Are foreign residents affected? Foreign and temporary residents sit outside the new individual/trust regime, and that cuts against them rather than for them. They are excluded from the 1 July 2027 deemed sale (s 112-155(1)(d)), so they get no cost-base reset, and the new cost-base indexation does not extend to them either (note 1 to s 110-36(1A), s 114-25). They have also long faced their own CGT settings for Australian property. Being \u0026ldquo;outside\u0026rdquo; the reform here means missing the relief, not escaping the tax — get advice specific to your residency. Overseas-based owners of Australian property should confirm their position with a registered tax professional, especially where residency may change. What happens to property inherited after 1 July 2027? Detailed transitional guidance for deceased estates around the reset date is still in development — see the ATO guidance tracker. Inheritance has always been a classic moment where dated valuation evidence matters; that does not change. Estate specifics belong with a registered tax professional. ▶ Watch: these questions explained # ▶ Are companies affected by the 1 July 2027 change? ▶ Are foreign residents affected? ▶ What happens to property inherited after 1 July 2027? Important # This page is general education only. It is not tax, financial, legal or valuation advice. The right answer depends on your facts and professional advice.\n","date":"1 July 2026","externalUrl":null,"permalink":"/who-is-affected/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":" ▶ Who is affected by the 1 July 2027 CGT change? The reform is most obvious for people who own investment property, but the practical education need is wider than that.\n","title":"Who Is Affected by the 1 July 2027 CGT Changes?","type":"page"},{"content":"1 July 2027 is significant because it is the dividing line between the current CGT discount framework and the new CGT framework for affected assets.\nThe legislated reform (royal assent 26 June 2026, Act No. 49 of 2026) provides that from 1 July 2027 the 50% CGT discount will be replaced by a discount based on inflation, with a minimum 30% tax rate on capital gains. Treasury says the new arrangements apply to capital gains that accrue from 1 July 2027 when those gains are realised.\nThat makes the market value around 1 July 2027 important for owners who may later need to separate pre-reform and post-reform gains.\nDoes the valuation report have to be done on 1 July 2027? # 1Before 30 June 2027Collect purchase, improvement, rental and ownership records while evidence is still fresh.\n21 July 2027 value pointUse professional advice to decide whether a market-value reference needs to be documented.\n3Future sale or changeClean records reduce delay if a later sale, transfer or change of use creates a tax question.\nUsually, the important concept is the valuation date, not the printing date of the report.\nFor CGT reform planning, the report should be able to support a market value as at 1 July 2027 where that method is used. The valuer may inspect, research and write the report before or after that date depending on the engagement, evidence available and professional requirements.\nHowever, booking close to the date is usually better than waiting years.\nWhy waiting can be risky # A retrospective valuation may still be possible later, but it can be harder because:\ncomparable sales evidence may be less fresh; property condition may have changed; renovation, repair and improvement records may be missing; photos, rental history and agent evidence may be harder to retrieve; the valuer has to reconstruct a historical market view instead of reviewing current evidence; demand may spike near the deadline, limiting appointment availability. That is why the practical strategy is not \u0026ldquo;everyone must buy a report on 1 July\u0026rdquo;. The practical strategy is: know whether the date matters to you, collect records early, and book the right evidence pathway before capacity becomes tight.\nThe impact of the expected valuation report # Where a 1 July 2027 market value report is relevant, the report can become the evidence anchor for future tax calculations. It may affect how an accountant explains the property history, how confidently records can be supported years later, and whether the owner is forced into a more expensive retrospective evidence exercise.\nThe report may matter because it can:\nrecord the property\u0026rsquo;s market value at the reform boundary; preserve evidence before property condition, renovations or market records change; reduce future reliance on memory, incomplete photos or old agent estimates; help accountants distinguish simple, complex and high-risk client files; help SMSF trustees keep annual valuation evidence aligned with audit and reporting expectations; support a better decision about whether a standard, on-site or senior advisory valuation path is needed. Why booking now matters # If your property may need 1 July 2027 market value evidence, waiting is the risk. The report itself may be dated after 1 July 2027, but the valuation question is about the property\u0026rsquo;s market value as at the end of 30 June 2027. The closer the work is planned to the relevant date, the easier it is to collect clean evidence.\nBook or reserve early because:\nsenior valuers have finite inspection and review capacity; premium landed homes and complex properties take longer to analyse; SMSF annual valuation cycles already compete for valuer time; accountants and agents may send many clients at once once the deadline becomes widely understood; late requests may become retrospective jobs, which can cost more and require more reconstruction; the best time to collect property photos, rental records and renovation evidence is before the deadline, not years after it. See the photo guidelines. The urgent action is not blind purchase. The urgent action is to check exposure, ask your accountant, and reserve the right pathway now if the date may matter.\nStart with CGT Ready for triage, Valuation Ready for the most competitive broad valuation pathway, CGT Valuation Ready for higher-stakes CGT evidence, or CGT Cost Base if your records are the main problem.\nThe national capacity problem # Jobs and Skills Australia lists about 5,200 employed valuers in Australia for ANZSCO 224512. That figure covers the whole occupation, not only residential CGT or SMSF property work. Some valuers work in commercial, plant and machinery, finance, litigation, government, banking, rural, insurance or advisory contexts. Some work part-time. Some will not be available for mass residential tax work.\nThat means the practical number available for 1 July 2027 residential valuation reports may be much smaller than the headline workforce.\nThe queue risk is simple:\nmany owners will not act until their accountant raises the issue; accountants may raise it with thousands of clients around the same tax season; SMSF trustees already need annual valuation evidence in the ordinary audit cycle; premium landed homes and unique properties cannot be processed like simple units; reputable senior review capacity cannot be created overnight. If even a small share of Australian residential owners need market value evidence around the same date, the job queue can become the problem before the tax question is even solved.\nWhat happens if the valuation report is missing or delayed? # If the report is missing or delayed when a surprise transaction happens soon after 1 July 2027, the owner may face real friction:\na sale, refinance, transfer, inheritance or separation may move faster than the evidence gathering; the accountant may need to lodge, amend, defer or qualify advice while waiting for better support; the owner may have to pay for a retrospective report rather than a cleaner contemporaneous one; missing photos, renovation records or rental evidence may weaken the file; a buyer, lender, auditor, adviser or counterparty may not wait for the owner to reconstruct history; the owner may lose negotiating time because the tax and evidence position is not ready. This is why the safer message is: do not wait until the transaction exists. If you own residential property in Australia, check your exposure now. If the property could become taxable, reserve the right valuation pathway before the queue forms.\nFor simple or price-sensitive properties, start with CGT Ready or Valuation Ready. For premium landed property, use CGT Valuation Ready and review whether senior advisory is appropriate. For SMSF property, compare SMSF Valuation Ready, SMSF Property Valuer and SMSF Property Valuation Ready. For messy records, start with CGT Cost Base.\nWho should pay closest attention? # Premium landed property owners # Large detached homes, prestige suburbs, unique renovations and development-potential sites can have bigger dollar exposure. A small percentage difference in value can be material.\nEducation path: read the service comparison and consider whether CGT Valuation Ready, Valuation Ready or a senior advisory path is more appropriate.\nLow and middle cost apartment owners # Apartments may have more comparable sales and a simpler evidence path, but the owner still needs to understand whether the property is or may become taxable.\nEducation path: start with CGT Ready for triage, then Valuation Ready if a cost-effective valuation path is needed.\nOwners with complex records # Renovations, extensions, inherited ownership, partial rental, home-business use and missing cost records can make the date more important.\nEducation path: start with CGT Cost Base before requesting valuation evidence.\nSMSF trustees # SMSF property is different. SMSF valuation is usually part of annual fund administration, accounts, annual return and audit evidence, not only a future CGT event.\nEducation path: read the SMSF vs normal owners study, then compare SMSF Valuation Ready, SMSF Property Valuer and SMSF Property Valuation Ready.\nPractical planning timeline # Timing What to do Now Work out ownership structure, property use, future rental risk and record gaps. 2026-27 Ask your accountant which evidence method may apply and whether 1 July 2027 market value matters. Before 1 July 2027 Organise records, photos, rental history, renovation invoices and title information. Around 1 July 2027 Book the right valuation pathway if professional advice says market value evidence is needed. After 1 July 2027 Keep records with tax files and avoid relying on memory years later. Sources # Budget 2026-27: Tax reform Treasury: Budget 2026-27 tax system changes Treasury Ministers: Second reading speech, Treasury Laws Amendment (Tax Reform No. 1) Bill 2026 Budget tax explainer PDF: Negative gearing and capital gains tax reform Jobs and Skills Australia: Valuers, ANZSCO 224512 ABS ANZSCO 2245 Land Economists and Valuers Want plain-English updates as the reform date approaches? Subscribe to the education newsletter.\nImportant # This page is general education only. It is not tax, legal, financial or valuation advice. Ask a registered tax professional which method applies to your property and whether a market valuation as at the end of 30 June 2027 is appropriate.\n","date":"1 July 2026","externalUrl":null,"permalink":"/why-1-july-2027-matters/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"1 July 2027 is significant because it is the dividing line between the current CGT discount framework and the new CGT framework for affected assets.\nThe legislated reform (royal assent 26 June 2026, Act No. 49 of 2026) provides that from 1 July 2027 the 50% CGT discount will be replaced by a discount based on inflation, with a minimum 30% tax rate on capital gains. Treasury says the new arrangements apply to capital gains that accrue from 1 July 2027 when those gains are realised.\n","title":"Why 1 July 2027 Matters - the CGT Cost Base Reset","type":"page"},{"content":"1 July 2027 (ABN 65 397 914 685) operates this website and is responsible for the personal information collected through it.\nThis website provides public education about Australian property, CGT reform and record keeping. This policy explains how we handle personal information in line with the Australian Privacy Act 1988 (Cth) and the Australian Privacy Principles (APPs).\nWhat we collect # When you submit an enquiry, update request or education-form response, we collect the details you provide — typically your name, email, phone number, role, property context and the topic you want help understanding. We may also collect basic usage data (such as analytics) when you browse the site.\nWhy we collect it # To respond to your enquiry, provide requested educational updates, improve the site and contact you about the topic you selected. We rely on the consent you give when you submit the form.\nDisclosure # We disclose your information to service providers who help us operate the site (for example hosting, email, analytics and CRM providers). We do not sell your personal information.\nOverseas disclosure # Some of our service providers store or process data outside Australia. Our current form and email provider (Brevo) stores contact data on servers in the European Union, and analytics providers may process data overseas. Email you send to our published addresses is routed through a third-party mail forwarding service (ImprovMX) before it reaches our mailbox, and our mailbox provider may also store or process it outside Australia. 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Declining analytics cookies does not affect this: the cookie banner controls Google Analytics and Microsoft Clarity, not this address feature.\nStorage and security # We take reasonable steps to protect your information from misuse, loss, and unauthorised access, and retain it only as long as needed for the purpose collected or as required by law.\nYour rights # You may request access to or correction of your personal information, withdraw your consent, or make a privacy complaint. Contact us at privacy@1july2027.com.au. You may also complain to the Office of the Australian Information Commissioner (OAIC) at oaic.gov.au.\nCookies and analytics # We may use cookies and analytics to understand how the site is used. You can control cookies through your browser settings.\nContact # Privacy enquiries: privacy@1july2027.com.au.\n","date":"30 June 2026","externalUrl":null,"permalink":"/privacy/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"1 July 2027 (ABN 65 397 914 685) operates this website and is responsible for the personal information collected through it.\nThis website provides public education about Australian property, CGT reform and record keeping. This policy explains how we handle personal information in line with the Australian Privacy Act 1988 (Cth) and the Australian Privacy Principles (APPs).\nWhat we collect # When you submit an enquiry, update request or education-form response, we collect the details you provide — typically your name, email, phone number, role, property context and the topic you want help understanding. We may also collect basic usage data (such as analytics) when you browse the site.\n","title":"Privacy Policy","type":"page"},{"content":"This site is a public education hub for property owners, investors, tax return accountants and real estate agents trying to understand Australia\u0026rsquo;s 1 July 2027 capital gains tax reform.\nIt does not sell valuation services. It explains the reform, who may be affected, why dated property valuation evidence and records matter, and what questions to raise with a registered tax professional.\nWho may be affected?\nWhat changes under the 2027 CGT reform # From 1 July 2027 the 50% CGT discount (individuals, trusts, partnerships) is replaced by CPI indexation of the cost base plus a minimum 30% tax on net capital gains. Assets held on 30 June 2027 are treated as sold and reacquired at their market value just before 1 July 2027 — that is, as at the end of 30 June 2027 — a deemed disposal and reacquisition often called the cost base reset. That market value becomes the new cost base for later gains, which is why dated valuation evidence matters. Sources: budget.gov.au, ATO, Parliament. General information, not tax advice.\nWho this education site is for # Property owners Understand why the reform may matter even if your home is not currently an investment property.\nProperty investors Learn why 1 July 2027 records may become important for future CGT calculations.\nTax return accountants Prepare client education, record checklists and questions for property-owning clients.\nReal estate agents Help landlords and owner-clients understand when to speak with their accountant or adviser.\nStart here # Read the plain-English explanation of the reform. Check whether the rules may affect your ownership structure. Understand why owner-occupiers may still need to pay attention. Prepare questions for your tax professional. Keep property records organised before 1 July 2027. If you decide you need a valuation, compare what each level costs and what it is for. Affected-owner guide Compare valuation services \u0026amp; prices Why 1 July matters Ask a public question SMSF vs normal owners Negative gearing changes ATO guidance tracker Valuation vs the free formula The new CGT calculation All common questions Get reform updates Reform glossary Timeline \u0026amp; key dates Pre-1985 property Home becomes a rental Common questions # Who is affected by the 1 July 2027 CGT change? Mainly owners of residential investment or income-producing property held as individuals, trusts or partnerships. Owner-occupiers can be affected later if the property is rented, transferred, inherited or changes use. General information, not tax advice. What does the cost-base \u0026#34;reset\u0026#34; mean? Property held on 30 June 2027 is treated as sold just before 1 July 2027 — at its market value at the end of 30 June 2027 — and reacquired on 1 July 2027 for that amount, which becomes the new cost base for gains after that date. Gains up to then keep the old rules. Are SMSFs included? Under the legislated reform (Act No. 49 of 2026), super funds including SMSFs sit outside the new 1 July 2027 CGT settings and keep their existing CGT settings, for property acquired on or after 20 September 1985. One exception reaches every owner: property that is still a pre-CGT asset on 30 June 2027 is deemed sold just before 1 July 2027 whoever holds it — that rule (s 112-175) is written by asset type, not by owner. SMSFs do have a separate annual market-value obligation (SIS Reg 8.02B) — confirm treatment with your adviser. Do I need a property valuation before 1 July 2027? If a property may face CGT, a dated, independent valuation as at the end of 30 June 2027 (the market value just before 1 July 2027) is the cleanest evidence of the new cost base — harder and costlier to reconstruct later. Ask your accountant. When is the valuation delivered? The reset value (market value at the end of 30 June 2027) can only be finalised once the date has passed, so valuation providers generally deliver signed reports from around July 2027. Some services allow earlier reservation — check timing with the provider you choose. What happens to pre-1985 (pre-CGT) property? Under the legislated reform the blanket exemption for assets acquired before 20 September 1985 ends for gains after 1 July 2027. Those properties receive a deemed cost base equal to that same reset value, which makes dated valuation evidence especially important for long-held property. Confirm treatment with your tax professional. What evidence does the ATO expect for market value? The ATO\u0026rsquo;s market-valuation guidance expects an objective, supportable valuation — comparable sales evidence, a clear methodology and a qualified, independent valuer. A signed report prepared to that ATO-acceptable standard is stronger evidence than an agent\u0026rsquo;s appraisal or an online estimate. There is no \u0026ldquo;ATO-approved\u0026rdquo; valuation — no such status exists. Can I get a backdated valuation after 1 July 2027 — is waiting worry-free? You can, and many advisers assume this makes waiting safe. A retrospective (backdated) valuation is legitimate — but it is not automatically worry-free: sales evidence goes cold, the property\u0026rsquo;s condition at the date must be reconstructed, and a weakly-evidenced number is easier to challenge years later. A contemporaneous valuation around the date itself is generally the cleanest evidence; retrospective is the fallback, not the plan. How much does a property valuation cost for CGT? For a CGT figure, price the inspected report first: on-site inspections in this market start from about $646-$835, and market guides put standard residential valuations at roughly $300-$600. Signed desktop pathways start lower, around $279-$362, but a desktop involves no inspection and is not the level to rely on where the ATO may test the number. Scope matters more than price - a free estimate is not a signed valuation. See the property valuation service comparison for published examples. Does the 1 July 2027 CGT change affect my family home? An owner-occupied main residence generally keeps its exemption. The change matters if the home is later rented, used to produce income, transferred or inherited - the property can then face CGT with 1 July 2027 as a key valuation date. Check your position with a registered tax professional and see who is affected. How is capital gains tax calculated on property after 1 July 2027? Under the legislated reform, most gains after 1 July 2027 no longer get the 50% discount (individuals, trusts, partnerships). Instead the cost base is indexed to CPI, and a minimum 30% tax rate (new Division 119) reaches Australian-resident individuals — a trust or partnership gain meets the floor once attributed to an individual. The discount is not abolished outright — it still applies to gains accruing up to 1 July 2027, and concessional treatment is retained for new residential dwellings and affordable housing. The reset value — market value just before 1 July 2027 — becomes the new cost base for property held on 30 June 2027 - see the reform glossary and timeline. Is a professional valuation compulsory for the 1 July 2027 reset? No — it is a choice. You can either obtain a market valuation as at the end of 30 June 2027 or use Treasury\u0026rsquo;s free apportioning method (a formula set by the Treasurer, with ATO tools to come, that estimates the 1 July 2027 value by assuming the property grew at one steady rate). A professional valuation matters when that steady-rate assumption would understate your property\u0026rsquo;s real 1 July 2027 value — strong recent growth, renovations, or an unusual property — or when you want independently defensible evidence. See our full explainer valuation vs the free formula and ask a registered tax professional which suits your case. Is the change only about property, or other assets too? The discount-to-indexation change applies to CGT assets held by individuals, trusts and partnerships generally — property is where most people feel it, and it is this site\u0026rsquo;s focus. The negative-gearing change is specifically about residential property. For shares and other assets, ask a registered tax professional. Important # This site provides general education only. It is not tax, financial, legal or valuation advice. Whether the reform affects you depends on your ownership structure, use of the property, future plans and personal tax position.\nSpeak with a registered tax professional before acting.\n","date":"27 June 2026","externalUrl":null,"permalink":"/","section":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","summary":"This site is a public education hub for property owners, investors, tax return accountants and real estate agents trying to understand Australia’s 1 July 2027 capital gains tax reform.\nIt does not sell valuation services. It explains the reform, who may be affected, why dated property valuation evidence and records matter, and what questions to raise with a registered tax professional.\nWho may be affected?\nWhat changes under the 2027 CGT reform # From 1 July 2027 the 50% CGT discount (individuals, trusts, partnerships) is replaced by CPI indexation of the cost base plus a minimum 30% tax on net capital gains. Assets held on 30 June 2027 are treated as sold and reacquired at their market value just before 1 July 2027 — that is, as at the end of 30 June 2027 — a deemed disposal and reacquisition often called the cost base reset. That market value becomes the new cost base for later gains, which is why dated valuation evidence matters. Sources: budget.gov.au, ATO, Parliament. General information, not tax advice.\n","title":"1 July 2027 CGT Reform - Capital Gains Tax \u0026 Property Valuation","type":"page"}]