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Property valuations for capital gains tax, explained

Plain answers to the questions owners and accountants ask: which date, how the value is worked out, what to keep, and what changes on 30 June 2027.

Aerial view of a leafy Australian suburb01Tax valuationsProperty Valuations for Tax and Compliance, ExplainedEvery tax and compliance use of a property valuation we cover: CGT dates, SMSF values, family and company transfers, deceased estates and 30 June 2027.Read the guide
  1. 02Valuation datesWhich Date Does a CGT Property Valuation Use?The dates a CGT property valuation can be at: first rented, date of death, a gift or related-party transfer, 30 June 2027, SMSF 30 June and contract dates.
  2. 03GuideHow Property Is Valued for Capital Gains TaxWhen capital gains tax uses market value, which date the value must be at, how a valuer works it out and what changes for property held at 30 June 2027.
  3. 04Appraisal or valuationAgent Appraisal or CGT Valuation: What Is the Difference?An agent’s appraisal is an opinion of a likely selling price. A CGT valuation states market value at your tax date, with the evidence. When each one fits.
  4. 05Market valueMarket Value vs Sale Price for Capital Gains TaxFor CGT the actual price usually counts. Market value replaces it for gifts and for sales not at arm’s length, often to family. How the rule works.
  5. 06RecordsRecords to Keep for Property and Capital Gains TaxWhich property records to keep for capital gains tax, how long the ATO says to keep them, and which ones help a valuer value your property at a past date.
  6. 07Desktop or inspectedDesktop or Inspected CGT Valuation: Which Suits You?A desktop CGT valuation ($149) works from sales evidence and your records. An inspected one ($495) adds a visit. How to choose, and who decides.
  7. 0830 June 2027The 30 June 2027 CGT Change, Explained for Property OwnersFrom 1 July 2027 the 50% CGT discount is generally replaced. What changes for owners, why the 30 June 2027 value may matter, and when it can be valued.
  8. 09FeesHow Much Does a Property Valuation for CGT Cost?A property valuation for CGT costs $149 desktop or $495 inspected, incl. GST. A second date is $149. What is included and what changes the fee.
  9. 10TimingHow Long Does a CGT Valuation Take?How long a property valuation for capital gains tax takes: the stages, what slows it down, how records speed it up, and when the timing is confirmed.
  10. 11The valuationWhat a Valuer Looks At for a CGT ValuationFor a CGT valuation a valuer looks at the land, the building, the location, title and planning, and sales around your date, all as they were on that date.
  11. 12Six-year ruleThe Six-Year Rule: Renting Out Your Former HomeHow the six-year rule keeps a rented former home your main residence for CGT, what happens after six years, and why its value when first rented matters.
  12. 13Inherited homesInherited Property and the Two-Year RuleHow the two-year rule can exempt the sale of an inherited home from CGT, how extensions work, and when the home’s value at the date of death still matters.
  13. 14Part of your homeRenting Out Part of Your Home: How CGT AppliesRenting a room or running a business from home can reduce the main residence exemption. How the partial exemption works, and when the home’s value matters.
  14. 15Cost baseCost Base and Capital Improvements, ExplainedThe five elements of a property’s cost base in plain words, how capital improvements count, records to keep, and when the law uses market value instead.
  15. 16Contract or settlementContract Date or Settlement Date for CGT?For CGT, a property sale under contract generally happens on the contract date, not at settlement. When settlement matters, and how other dates differ.
  16. 17Before you orderWhat to Ask Before Ordering a CGT ValuationEight questions to ask before ordering a property valuation for CGT: purpose, date, method and sales, independence, desktop or inspected, and who signs.
  17. 18ChecklistWhat the Valuer Needs From YouA checklist for a desktop CGT valuation: the address, date and reason, the property as it was, renovations with dates, photos, plans and rental history.
  18. 19Self-managed superSMSF Property Valuations Explained: What Trustees and Auditors Look ForHow an SMSF’s property is valued: the purpose, date, method, evidence and independence trustees and auditors look for, from the ATO’s guide and super law.
  19. 20TransfersFamily and Company Transfers: Capital Gains Tax and Stamp DutyMoving property to family, a company or a trust: when capital gains tax uses market value, why stamp duty is a separate tax, and who to ask about each.
  20. 21ExecutorsAn Executor’s Property Checklist for Capital Gains TaxA plain checklist for executors: date of death papers, purchase and improvement records, how the property was used, date of death values and timing.
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