A 30 June 2027 valuation built to hold up if it is ever questioned.
From 1 July 2027, the market value of your investment property on the changeover date may set the dividing line between gains taxed under the old CGT rules and gains taxed under the new ones. We prepare independent, evidence-based valuations for that date — by a valuer whose reports are routinely tested in court.
The 50% discount gives way to indexation
For individuals, trusts and partnerships, the 50% CGT discount is replaced by inflation indexation of the cost base, with a 30% minimum tax on the real gain.
The change is not retrospective. Growth up to 30 June 2027 keeps the old treatment; growth from 1 July 2027 falls under the new one. Property held across the date is treated as if sold and bought back at its market value immediately before 1 July 2027.
That single figure — what the property was worth at the end of 30 June 2027 — becomes the reference point for every future sale.
Sydney property doesn't grow in a straight line
Owners can generally choose between two ways of splitting a gain across the changeover. Which is better depends on how the property actually moved in value — and that is a question of market evidence.
Assumes steady growth
The government's draft method spreads the total gain evenly across the whole ownership period. Simple, but blind to what the market really did.
Reflects actual evidence
An independent valuation at 30 June 2027 based on comparable sales. Where a property grew strongly before the change and slowly after, this can produce a materially different split.
A valuation does not guarantee a lower tax outcome. It gives your accountant documented, defensible evidence to model both options and choose.
Owners holding property across the changeover
Likely to be affected
Treated differently — seek advice
This is general information, not tax advice. Your accountant or tax adviser should confirm whether a valuation is needed for each property.
A 2027 figure may be examined in 2035
The sale that relies on your 30 June 2027 value could be years away — and so could an ATO review, a family law settlement or an estate dispute that tests it.
Cezar Saba is an experienced expert witness. Every report is written on the assumption that someone, someday, will scrutinise it.
Earlier is stronger, but later is possible
The valuation date is fixed at 30 June 2027, but the report doesn't have to be written that day. A retrospective valuation can be prepared later using historical sales evidence.
The closer the inspection is to the date, the better the evidence: the property's condition is recorded as it was, and the comparable sales are fresh. Demand for valuers around mid-2027 is expected to be high, so we are taking registrations now.
1 July 2027 CGT valuations
Is a valuation compulsory?+
No. Owners can generally use the apportionment formula instead. If you rely on market value, the ATO expects that figure to be objective and supported by evidence — which is what a formal valuation provides.
Does the valuation have to be done on 30 June 2027?+
No. The value is assessed as at that date, but the report can be prepared retrospectively. Inspecting close to the date gives the strongest evidence base.
Does the ATO require a Certified Practising Valuer?+
The ATO emphasises valuations that are objective, well-reasoned and prepared by an appropriately qualified person. A report from a Certified Practising Valuer is the most straightforward way to meet that standard.
Do I need a separate valuation for each property?+
Yes, where market value is being used — each property is a separate asset. Your accountant can tell you which properties are worth valuing. Portfolio instructions can be scheduled together.
Does this affect my home?+
Generally not, if the full main residence exemption applies. A home that has been rented, used partly for business, or converted to an investment can be more complicated — ask your accountant.
What about property in an SMSF or a company?+
Companies and superannuation funds are treated differently under the reform. SMSFs still need annual market values for reporting, which we also prepare.
Can I use the same valuation in a family law or estate matter?+
A Capital Gains Tax valuation is prepared for one purpose: your tax reporting to the ATO. If you need a valuation for a family law, estate or litigation matter, please get in touch and we can advise on the right type of report.
Disclaimer: Saba Valuations are not accountants or solicitors. The information on this page is general information only and is not tax or legal advice. Please speak with your accountant or solicitor about your own circumstances.
Register for a 30 June 2027 valuation
Accountants are welcome to register client portfolios. Send the property addresses and ownership structure, and we'll confirm scope and fees.
97–99 Bathurst Street
Sydney NSW 2000