# 30 June 2027 changes capital gains tax.

URL: https://valuationday.com.au/

An education platform by Valuo (https://valuo.com.au). Valuation Day is our name for 30 June 2027, not an official name. If you or your family trust own a business, shares or an investment property, the 50% discount stops for growth from 1 July 2027.

**Short answer:** Valuation Day is Valuo's name for 30 June 2027. For Australian resident individuals and trusts, an asset held then is generally treated as sold at market value and bought back. The gain to that date can generally keep the 50% capital gains tax discount, so a 30 June 2027 valuation may be useful.

50% discount stops for new growth. Your home is generally exempt. Fixed fee from $1,995 + GST.

## Valuation Day in 30 seconds

1. **The 50% discount stops for later growth.** For individuals and trusts, the 50% capital gains tax discount no longer applies to the part of a gain that builds up from 1 July 2027.
2. **Assets you hold are treated as sold and bought back.** If you or your trust still hold an asset, the law generally treats it as sold just before 1 July 2027 and bought back at market value. Nothing is taxed on the day.
3. **Your gain is split at 30 June 2027.** When you sell, the part of the gain up to 30 June 2027 can generally still get the 50% discount.

Sources: ITAA 1997 ss 115-100, 112-155, 112-165; ATO. [What changes, step by step](https://valuationday.com.au/cgt-changes-1-july-2027)

## Does it affect you?

If you or your family trust own investment, holiday or commercial property, a business or shares: generally covered. A home that has only ever been your main residence: generally exempt.

| You or your family trust own… | 30 June 2027 |
| --- | --- |
| Investment, holiday or commercial property | Generally covered |
| A business, or shares or units in a company or trust | Generally covered |
| The home you live in (only ever your main residence) | Generally exempt |
| Anything bought before 20 September 1985 | Its own rule: treated as sold too |
| New residential dwellings that meet the law's tests | Excluded |

Held by a company? A company's own assets are outside the main rule (assets it bought before 20 September 1985 have their own rule). Shares you or your trust hold in it are generally covered. Sources: ITAA 1997 ss 112-155, 112-165, 112-175, 118-110; ATO. [Check if it affects me](https://valuationday.com.au/does-it-affect-me)

## The split, in dollars

Growth up to 30 June 2027 can generally still get the 50% discount. Growth from 1 July 2027 falls under new rules.

Made-up figures, before costs. Your accountant works out the real ones. Bought for: $500,000. Worth at 30 June 2027: $800,000. Sold in 2032: $900,000. Growth up to 30 June 2027: $300,000 (can generally still get the 50% discount). Growth from 1 July 2027: $100,000 (new rules (indexed for inflation)).

## From now until you sell

Nothing is taxed on the day. The gain is split when you sell.

- **Now.** Check if the change reaches you and keep your records. You can generally complete your 2026-27 tax return without the 30 June 2027 value (ATO).
- **30 June 2027.** Valuation Day. Assets you or your trust hold are generally treated as sold and bought back at market value.
- **From 1 July 2027.** New rules apply to growth from this date. A value as at 30 June 2027 can now be prepared. The 2027-28 tax return is the first that could be affected.
- **When you sell.** The gain is split at 30 June 2027. Your accountant uses the 30 June 2027 value, or the formula if it is made and covers your asset.

## Valuation or formula?

Market value is the default. The formula had not been made at 24 October 2026.

- **Market value** (the default). The law uses the asset's market value just before 1 July 2027. For most assets, including real estate, the ATO says that value will need to be established when you later sell. A valuation is one way to show it.
- **The formula** (not made at 24 October 2026). The law lets the Minister make a formula, the apportioning method, that owners could choose instead. The August 2026 draft would cover only some assets.

Which suits you is a question for your accountant. [Valuation or the formula, explained](https://valuationday.com.au/guides/valuation-or-apportioning-method)

## What you can do now

The ATO says a valuation doesn't have to be in place on 30 June 2027. Start with these four.

- Check whether the change reaches what you own.
- Keep records from around 30 June 2027. Accounts, leases and rent, photos of the property's condition, share and unit registers.
- If it helps you plan, get a valuation as at today. The 30 June 2027 value itself can only be prepared on or after that date (ATO, 19 October 2026).
- Talk to your accountant about whether a valuation or the formula suits you.

## Prices

Every fee is set in writing before any work starts.

| Package | Fee | What it is |
| --- | --- | --- |
| CGT 2027 Valuation Package | $1,995 + GST | An established business with annual turnover under $2 million. A signed planning valuation now, plus the update to 30 June 2027, prepared after that date. One valuation date only: $1,495 + GST. Turnover of $2 million or more: a fixed fee confirmed in writing on the first call. |
| Property valuation | Quoted in writing first | Oliver Group arranges your property valuation with a property valuer, who prepares and signs it. The fee is quoted in writing before any work begins. A value as at today, and a value as at 30 June 2027, prepared after that date. |
| Business + Property | $300 off the business fee | $300 off the Oliver Group business fee when a property is added. One enquiry covers both: we reply within one business day. Oliver Group arranges your property valuation with a property valuer, who prepares and signs it. |

Business fees are plus GST. The fee is fixed in writing before any work starts.

Both? $300 off the business fee.

## How it works

1. **Tell us what you own.** A business, company shares or a property. Use the form or call 03 8375 4177.
2. **Get a fixed fee in writing.** Before any work starts. No obligation.
3. **Get your valuation.** Signed now. For a business, updated to 30 June 2027 after that date.

## What you can count on

- The fee is fixed in writing before any work starts.
- Independent: the fee is never tied to the answer.
- Business reports signed by Jackson Wilson, Oliver Group.
- Oliver Group is part of Valuo.

## Questions

### What is Valuation Day?

Valuation Day is our name for 30 June 2027 in Australia, not an official term. The date marks a line in the capital gains tax rules: for individuals and trusts, the 50% discount generally applies only to the part of a gain built up to 30 June 2027.

### Will I have to get a 30 June 2027 valuation?

Not necessarily. The ATO says a valuation doesn't have to be in place on 30 June 2027. For most assets, including real estate, it says the market value then will need to be established on a later sale, unless the apportioning method (a formula not yet made) can be used.

### Can I get my 30 June 2027 value now?

No. A value as at 30 June 2027 is prepared after that date: the ATO said on 19 October 2026 that one shouldn't be obtained before then, because a valuation can't be forward-looking. What you can get now is a planning valuation as at today, showing where you stand.

### What about the home I live in?

A home that has only ever been your main residence is generally exempt from capital gains tax, and the ATO says that exemption is not changing. A home that was rented out, or not your main residence for the whole time, may be partly taxable; ask your accountant.

### Does the change affect family trusts and companies?

Family trusts are generally covered, with exceptions: trust assets are treated as sold and bought back just before 1 July 2027. Companies never had the 50% discount; a company's own assets are outside the main deemed sale (assets it bought before 20 September 1985 have their own deemed sale), but shares held by individuals or trusts are generally covered.

### What does a valuation cost?

Oliver Group's CGT 2027 Valuation Package for a business, shares or trust units is $1,995 + GST for an established business with turnover under $2 million, including the update to 30 June 2027. One valuation date only is $1,495 + GST. Property fees are quoted in writing before any work begins.

## Key dates

- **13 November 2026:** A Senate committee is due to report on a Bill that would adjust some of these rules (not law).
- **30 June 2027:** Valuation Day.
- **1 July 2027:** The new rules start for growth from this date.
- **2027-28 tax return:** The first that could be affected, and only if you sell (or another CGT event happens) that year.

## Built on the law

Every guide cites the Income Tax Assessment Act 1997 and ATO guidance. Every guide shows the date it was last reviewed. Every guide is updated when the law changes. Valuation Day is not a government website and gives general information, not tax advice. [How we check facts](https://valuationday.com.au/about)

## Get your fixed fee

Tell us what you would like valued at https://valuationday.com.au/get-valued, or call 03 8375 4177. We reply within one business day. No obligation. The fee is fixed in writing before any work starts.

## Start with what you own

**Property** Investment, holiday or commercial property owned by you or your family trust. Fee quoted in writing before any work begins. [Value my property](https://valuationday.com.au/get-valued?path=property) · [Property and 30 June 2027](https://valuationday.com.au/property)

**Business** Your business, or shares or units in a private company or trust. $1,995 + GST, turnover under $2 million, signed planning valuation now plus the update to 30 June 2027 included. [Value my business](https://valuationday.com.au/get-valued?path=business) · [Business owners and 30 June 2027](https://valuationday.com.au/business)

**Both** A business and a property, in one enquiry. $300 off the Oliver Group business fee when a property is added. [Value both](https://valuationday.com.au/get-valued?path=both) · [Compare packages](https://valuationday.com.au/packages)

## What changes after 30 June 2027?

For individuals and trusts, the 50% capital gains tax (CGT) discount no longer applies to the part of a gain that builds up from 1 July 2027 (ITAA 1997 s 115-100). CGT is the tax on a capital gain: broadly, what you get for an asset above its cost base, meaning what you paid plus certain costs (s 104-10, s 110-25).

1. **The discount stops for later growth.** Growth from 1 July 2027 can use cost base indexation (an adjustment for inflation) instead, and a minimum 30% tax can apply to certain capital gains of Australian resident individuals (s 110-36(1A), Division 119; [ATO](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform)). New residential dwellings that meet the law's tests can keep the discount (s 115-102).
2. **Assets still held are treated as sold and bought back.** If you or your trust hold an asset on 30 June 2027, the law generally treats it as sold just before 1 July 2027 and bought back at market value (s 112-155, s 112-165). Nothing changes hands, nothing is taxed on the day, and any gain or loss is reported when you later sell or another CGT event happens (s 112-160, s 112-170; [ATO](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform)). New residential dwellings that meet the law's tests and affordable housing are outside this deemed sale (s 112-155(1)(e), s 112-165(1)(e)). Assets bought before 20 September 1985 are not left out: they have their own deemed sale, so growth from 1 July 2027 comes into CGT (s 112-175).
3. **The split turns on a 30 June 2027 figure.** The part of the gain up to that date can generally still get the 50% discount (s 112-160, s 112-170). That figure is the asset's market value just before 1 July 2027 (s 112-155(3), s 112-165(3)). The law lets the Minister make a formula, the apportioning method, that owners could choose instead (s 112-185). It had not been made at 24 October 2026, and Treasury's August 2026 draft would cover only real property and assets without a readily ascertainable market value ([Federal Register of Legislation](https://www.legislation.gov.au/search/text(%22apportioning%20capital%20gains%22,nameAndText,contains)/pointintime(Latest)); [Treasury consultation](https://consult.treasury.gov.au/c2026-792170)). The ATO says a valuation doesn't have to be in place on the day and shouldn't be obtained before it ([ATO, 19 October 2026](https://www.ato.gov.au/tax-and-super-professionals/for-tax-professionals/tax-professionals-newsroom/cgt-reform-guidance-and-market-valuations)). For most assets, including real estate, it says the market value just before 1 July 2027 will need to be established when you later sell; the apportioning method, once made, may be an alternative for some assets ([ATO](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform)).

**Still moving:** this page reflects the law at 24 October 2026. A Bill introduced on 14 October 2026, the Treasury Laws Amendment (Tax Reform No. 3) Bill 2026, would adjust these rules for some trusts, deceased estates and foreign and temporary residents. It is not law ([Parliament of Australia](https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/Bills_Search_Results/Result?bId=r7554); [Bills Digest No. 24](https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/bd/bd2627/27bd024)).

[Read what changes, step by step](https://valuationday.com.au/cgt-changes-1-july-2027)

## How does it work, from now until you sell?

The split is worked out when you sell, which may be years away.

- **Now.** The ATO says you can generally complete your 2026-27 tax return without the 30 June 2027 market value ([ATO](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform)). Check whether the change reaches you, keep your records and, if useful, get a planning valuation as at today.
- **30 June 2027: Valuation Day.** Assets you or your trust hold are generally treated as sold and bought back at market value (ITAA 1997 s 112-155, s 112-165). Nothing changes hands.
- **From 1 July 2027.** New rules apply to growth from this date, and a valuation as at 30 June 2027 can now be prepared. The 2027-28 tax return is the first that could be affected ([ATO](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform)).
- **When you sell.** The gain is split at 30 June 2027. If the apportioning method is made and covers your asset, the choice between it and market value is generally made by the day you lodge that year's return (s 112-155(4), s 103-25); ask your accountant which suits you.

[Get my fixed fee](https://valuationday.com.au/get-valued)

## Which valuation fits what you own?

Every fee is set in writing before any work starts.

### Business, shares or trust units: CGT 2027 Valuation Package

**$1,995 + GST, turnover under $2 million, signed planning valuation now plus the update to 30 June 2027 included.**

- For an established business.
- A signed planning valuation now; the update to 30 June 2027 is prepared after that date.
- One valuation date only: $1,495 + GST.
- Turnover of $2 million or more: a fixed fee confirmed in writing on the first call.
- Business reports signed by Jackson Wilson, Oliver Group.

[Value my business](https://valuationday.com.au/get-valued?path=business)

### Property: investment, holiday or commercial

**Fee quoted in writing before any work begins.**

- Valued and signed by a property valuer, never Oliver Group.
- Today's value now, and the 30 June 2027 value after that date.
- Oliver Group arranges the property valuer and never values or signs property.

[Value my property](https://valuationday.com.au/get-valued?path=property)

### Business and property together

**$300 off the Oliver Group business fee when a property is added.**

- One enquiry for both.
- Business fee as above; property fee quoted in writing before any work begins.

[Value both](https://valuationday.com.au/get-valued?path=both) · [Compare packages](https://valuationday.com.au/packages)

## What you can count on

- The fee is fixed in writing before any work starts.
- Independent: the fee is never tied to the answer.
- No referral fees from brokers or advisers.
- Business reports signed by Jackson Wilson, Oliver Group.
- Property valued and signed by a property valuer, never Oliver Group.
- We follow the guidelines of APES 225, the Australian benchmark for valuation work.

The ATO says you don't need a valuation in place on the day. We'll tell you if one may be useful for you.

[Call the valuer](tel:+61383754177): 03 8375 4177

## Does it affect me?

It may, if you or your family trust will still own property, a business or shares after 30 June 2027.

- **More likely to matter:** investment, holiday or commercial property; the goodwill and other assets of a business; shares or units in a private company or trust; assets bought before 20 September 1985 (ITAA 1997 s 112-155, s 112-165, s 112-175).
- **Less likely to matter:** a home that has only ever been your main residence (s 118-110).

Up to five quick questions, ending with what to ask your accountant.

[Check if it affects me](https://valuationday.com.au/does-it-affect-me)

## Plain-English guides

Each guide shows the date it was last reviewed.

- **[Do I need a valuation for 30 June 2027?](https://valuationday.com.au/guides/do-i-need-a-valuation)** What the ATO said on 19 October 2026.
- **[When can a 30 June 2027 valuation be done?](https://valuationday.com.au/guides/when-can-it-be-done)** Why it is prepared after the date.
- **[Valuation or the apportioning method?](https://valuationday.com.au/guides/valuation-or-apportioning-method)** Market value, and the formula that may be made for some assets.
- **[Treated as sold and bought back](https://valuationday.com.au/guides/deemed-sale-market-value)** How the deemed sale splits your gain.
- **[Your home and 30 June 2027](https://valuationday.com.au/guides/your-home)** When the main residence exemption covers you.
- **[The 30 June 2027 records checklist](https://valuationday.com.au/guides/30-june-2027-checklist)** What to keep from around the date.

[See all guides](https://valuationday.com.au/guides)

## Related

- [What changes after 30 June 2027, step by step](https://valuationday.com.au/cgt-changes-1-july-2027)
- [Property and 30 June 2027](https://valuationday.com.au/property)
- [Business owners and 30 June 2027](https://valuationday.com.au/business)
- [Valuation packages and fees](https://valuationday.com.au/packages)
- [Check if the change affects you](https://valuationday.com.au/does-it-affect-me)
- [Get your fixed fee](https://valuationday.com.au/get-valued)

Valuation Day is an education platform by Valuo. Valuations are by Oliver Group, part of Valuo. Oliver Group is operated by Valuation Group Pty Ltd, ABN 48 702 469 252. Not a government website and not affiliated with the ATO. Oliver Group provides valuation services only. Obtain taxation advice from your accountant or tax adviser. General information only, not tax advice.