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1 July 2027

Is There a 30 June 2027 Valuation Deadline? What the Date Really Means

Short answer

No. A valuation is not compulsory, and nothing has to be lodged on 30 June 2027. That date is the day your property's value is measured at, not a due date. You choose how to set that value when you lodge the tax return for the year you eventually sell.

What 30 June 2027 actually is
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Under the reform, property you hold on 30 June 2027 is treated as sold and bought back at its market value “just before 1 July 2027”. That value becomes your new cost base, and it decides how much of your eventual gain keeps the 50% discount. So the date matters, but as a reference date, not a deadline.

The Act says so directly: you do not have to make the choice until the day you lodge your return for the income year in which you sell.

Your two options
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  1. The market value at 30 June 2027. This is the default. The usual evidence is a valuation by a qualified, independent valuer, prepared as at that date.
  2. Treasury’s apportioning formula. Instead of a valuation, you can choose a formula set by the Minister. It is still only an exposure draft: consultation closed on 21 August 2026 and it can still change. The draft covers real property and assets with no readily available market value, so listed shares use their market price instead.

See valuation or the free formula for when each makes sense.

If there is no deadline, why do people value around the date?
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Because the evidence is best close to the date. A valuer works from comparable sales and the property’s condition at the time. A valuation prepared years later, “as at 30 June 2027”, is legitimate, but the valuer must reconstruct a market that has moved on, which is harder and can cost more. Owners who expect a large gain, or whose property has been renovated, often decide a dated record is worth having.

What you can do now, for free
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Keep a record of the property as it is: dated photographs of each room and the outside, and documents such as leases, rental appraisals and renovation invoices. It costs nothing, it helps a valuer later, and it helps if you ever need to show the property’s condition. Our photo guidelines list what to capture.

Is a CGT valuation compulsory for 1 July 2027?
No. You can use a market valuation as at 30 June 2027 or, once it is made, Treasury’s apportioning formula. The choice is made when you lodge the return for the year you sell.
Can I get the valuation after 30 June 2027?
Yes. A retrospective valuation prepared as at 30 June 2027 is legitimate, but it is harder to support once the comparable sales around that date are older.
Do shares need a valuation?
Listed shares have a market price on 30 June 2027, so no valuation is needed. The draft formula does not cover them.

Source: Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49 of 2026), ss 112-155(3) and (4) and 112-185; Treasury exposure draft, Income Tax Assessment (Method for Apportioning Capital Gains and Capital Losses) Determination 2026. General information, not tax advice.