Under the new capital gains tax rules, property bought before 20 September 1985 gets a new starting point. If it is still held on 30 June 2027, its value at that date becomes the figure a later gain is measured from. This page explains the rule, where a valuation fits, and why the valuation is prepared after the day.
What happens on 30 June 2027?
The Treasury Laws Amendment (Tax Reform No. 1) Act 2026 changes how capital gains are taxed from 1 July 2027. For property acquired before 20 September 1985 and still held on 30 June 2027:
- It is treated as sold and bought back just before 1 July 2027. The gain up to then is disregarded.
- That value becomes its cost base. From 1 July 2027, a later gain is measured from the property’s value just before that date.
- It is not limited to individuals and trusts. The rule can also apply to a company that holds such property. Companies are not affected by the discount change, because they never had the discount.
Your accountant confirms whether and how the rule applies to you. For property bought after 20 September 1985, the same date can split a gain between the old and new rules: see 30 June 2027.
Where a valuation fits
A valuation reflects the sales evidence around 30 June 2027, set out in a report your accountant can file. The law also allows for a government-set apportioning method as an alternative, but it has not been finalised yet. Whether that method will apply to your property, and whether a valuation may be useful, are questions for your accountant.
On 14 October 2026 the government introduced the Treasury Laws Amendment (Tax Reform No. 3) Bill 2026, which would adjust some of these rules. It is not law, and this page describes the law as it stands.
Why the valuation is prepared after the day
A valuation at 30 June 2027 relies on sales evidence up to that date, so it is prepared after it. The ATO has said clients should not get one before then, because a valuation cannot be forward-looking.
The law sets no deadline, but the evidence is easiest to gather close to the date. The Australian Property Institute suggests that a valuation prepared close to the date, ideally three to four months after 1 July 2027 and at most within two years, is more reliable than one prepared years later.
Register free now
You can put your property on our free 30 June 2027 register today. Registering is not a booking, and you are not committing to a valuation. After 30 June 2027 we get in touch to say whether we can take it on and, if we can, to confirm the valuer, fee and timing. Nothing is charged until you accept.
Today’s fees are $149 for the Desktop CGT Valuation and $495 for the Inspected CGT Valuation, including GST. We confirm the fee in writing after 30 June 2027, before anything is booked. See the pricing page for what each includes.
Records to gather now
By 30 June 2027, property bought before 20 September 1985 will have been held for more than 40 years, so it pays to find the paperwork early:
- evidence of when you acquired it, such as the original contract of sale or settlement statement, for your accountant
- plans, approvals and invoices for renovations, extensions or subdivisions, with dates
- recent photos of the property, and more taken around 30 June 2027
- for apartments and townhouses, strata records of any major works
- if it is rented, the lease and the rent
The valuation is of the property as it is on 30 June 2027. If you renovate, extend or subdivide after that, keep dated records so the valuer can leave the later work out.
Keep the valuation report with your other property records. The ATO says records for a property need to be kept for at least five years after you dispose of it, which for a 30 June 2027 valuation could mean decades.
We value property. We do not give tax advice. Whether a valuation at 30 June 2027 is worth getting is a question for your accountant.