# Valuation Day media centre URL: https://valuationday.com.au/media Reviewed: 2026-10-24 **Short answer:** The Valuation Day media centre gives journalists 12 sourced facts about 30 June 2027, the day before changes to Australia's capital gains tax start, plus two boilerplates, logos, a countdown embed and a phone line for interviews. Valuation Day is an education platform by Valuo; the name is not an official term. Reviewed 24 October 2026. Valuation Day is our name for 30 June 2027, not an official term. ### What changes on 1 July 2027 - **From 1 July 2027, the 50% CGT discount for individuals and trusts no longer applies to the part of a gain that builds up from that date, which uses cost base indexation instead.** The Act now gives the 50% rate only for CGT events before 1 July 2027, apart from new residential dwellings and affordable housing, and the deemed sale on 30 June 2027 lets the part of a gain up to then keep it. The ATO describes the change as covering resident individuals, trusts and partnerships. (Fact id discount-replaced. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 115-100(a), (aa) and (ab)](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **For CGT events from 1 July 2027, the cost base of an asset an individual or trust has held for at least 12 months includes indexation.** Indexation lifts the cost base for inflation using the consumer price index, which reduces the taxable gain, and for an asset held on 30 June 2027 it runs only from 1 July 2027. Different rules apply to foreign and temporary residents. (Fact id indexation. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 110-36(1A) and note 4, s 114-10, s 114-25](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **From 1 July 2027, a minimum 30% tax applies to certain capital gains of Australian resident individuals, on the part of a gain that builds up from that date.** It applies to individuals, including gains that reach them through a trust, but not to companies. Gains on new residential dwellings and affordable housing are left out, as are people who receive certain payments, such as the age pension, during the year. (Fact id minimum-tax. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), Division 119 (ss 119-1, 119-5, 119-10, 119-15)](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **Gains on new residential dwellings that meet the law’s tests, and on dwellings used for affordable housing, keep a discount of at least 50% after 1 July 2027.** For a new residential dwelling, an individual (including through a trust or partnership) can choose indexation instead. These assets sit outside the main deemed sale, and these gains sit outside the 30% minimum tax. (Fact id new-dwellings-discount. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 115-1, s 115-102, s 115-125, s 112-155(1)(e), s 112-165(1)(e), s 119-5(2)](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **Under current law, the tests for a new residential dwelling are requirements the Minister sets by legislative instrument, and no such instrument was on the Federal Register of Legislation at 24 October 2026.** Schedule 5 of a Bill introduced on 14 October 2026 would write the definition into the Act instead, including that an occupancy certificate was first issued at or after 7.30 pm (AEST) on 12 May 2026. The Bill is not law. (Fact id new-dwelling-definition. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 26-160(3) and (4)](https://www.legislation.gov.au/C2004A05138/latest/text); [Federal Register of Legislation, search for "new residential dwelling" on 24 October 2026 (Acts and older regulations only; no instrument under section 26-160)](https://www.legislation.gov.au/search/text(%22new%20residential%20dwelling%22,nameAndText,contains)/pointintime(Latest)); [Parliamentary Library, Bills Digest No. 24, 2026-27, Treasury Laws Amendment (Tax Reform No. 3) Bill 2026 and related Bill (22 October 2026)](https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/bd/bd2627/27bd024). Reviewed 2026-10-24.) ### The deemed sale on 30 June 2027 - **An Australian resident individual who holds a CGT asset on 30 June 2027 is treated as selling it just before 1 July 2027 and buying it back straight away for the same amount.** Nothing is actually sold: the rule splits a later gain into the part up to 30 June 2027 and the part from 1 July 2027. It is worked out when the asset is later sold or another CGT event happens. (Fact id deemed-sale-individuals. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-155](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **A trust that holds a CGT asset on 30 June 2027 is generally treated the same way, with the trustee taken to sell it just before 1 July 2027 and buy it back.** This can include family (discretionary) trusts and unit trusts. Conditions apply, including one about the trust’s beneficiaries and the CGT discount (s 112-165(1)(d)). (Fact id deemed-sale-trusts. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-165](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **The deemed sale covers an asset acquired before 1 July 2027 and still held until it is sold, or another CGT event happens, on or after that date.** Assets bought and sold before 1 July 2027 are not affected, and assets bought from 1 July 2027 fall wholly under the new rules. For a sale under a contract, the CGT event generally happens when the contract is made, not at settlement. (Fact id still-held. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-155(1)(b) and (c), s 112-165(1)(b) and (c), s 104-10(3)](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **The main deemed sale leaves out pre-CGT assets (which have their own deemed sale), new residential dwellings that meet the law’s tests, affordable housing, and assets to which the foreign or temporary resident discount rules apply.** A company’s own assets are also outside it, because it is written for individuals and trusts. A Bill introduced on 14 October 2026 would extend it to some people who were Australian residents for only part of the time they owned an asset, but the Bill is not law. (Fact id deemed-sale-exclusions. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-155(1)(a), (d) and (e), s 112-165(1)(a), (d) and (e)](https://www.legislation.gov.au/C2004A05138/latest/text); [Parliamentary Library, Bills Digest No. 24, 2026-27, Treasury Laws Amendment (Tax Reform No. 3) Bill 2026 and related Bill (22 October 2026)](https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/bd/bd2627/27bd024). Reviewed 2026-10-24.) - **An asset acquired before 20 September 1985 (a pre-CGT asset) and still held has its own deemed sale: it is treated as sold just before 1 July 2027 and bought back, at market value unless the apportioning method is chosen.** The gain up to then stays exempt and the asset stops being a pre-CGT asset, with its 30 June 2027 value as the new cost base, so gains from 1 July 2027 are taxed. This rule is not limited to individuals and trusts, so it can apply to companies too. (Fact id pre-1985-assets. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-175, s 104-10(5), s 149-10 (note 2), s 4-5](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **The amount used for the deemed sale is the asset’s market value just before 1 July 2027, that is, at the end of 30 June 2027, unless the owner chooses an apportioning method.** That one figure is both the sale price for the part of the gain up to 30 June 2027 and the starting cost base for the part from 1 July 2027. (Fact id market-value-just-before. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-155(2) and (3) and note 1, s 112-160(1) (note), s 112-165(2) and (3)](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, CGT reform: guidance and market valuations, tax professionals newsroom (published 19 October 2026, QC 108200)](https://www.ato.gov.au/tax-and-super-professionals/for-tax-professionals/tax-professionals-newsroom/cgt-reform-guidance-and-market-valuations). Reviewed 2026-10-24.) - **The ATO says that, for most CGT assets including real estate, the market value just before 1 July 2027 will need to be established when the asset is later sold or another CGT event happens.** The law also lets the owner choose an apportioning method instead, once the Minister makes one, and none had been made at 24 October 2026. (Fact id ato-market-value-at-sale. Sources: [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform); [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-155(3), s 112-185](https://www.legislation.gov.au/C2004A05138/latest/text); [Federal Register of Legislation, search for "apportioning capital gains" on 24 October 2026 (only the Act and the amending Act; no instrument)](https://www.legislation.gov.au/search/text(%22apportioning%20capital%20gains%22,nameAndText,contains)/pointintime(Latest)). Reviewed 2026-10-24.) - **When the asset is later sold, the part of the gain up to 30 June 2027 can still get the 50% discount, and the part from 1 July 2027 is generally worked out with indexation.** Both parts go into the tax return for the year of the later sale. The earlier part still has to meet the usual discount rules, tested as at the date of that sale. (Fact id gain-split. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-160(3) and note 3, s 112-170(3) and note 3](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **An asset bought less than 12 months before 1 July 2027 can still get the discount on the part of the gain up to 30 June 2027, if it has been held for at least 12 months when it is sold.** The law tests the 12-month rule for that earlier part as if the deemed sale happened on the day of the later sale. The ATO’s guidance says the same. (Fact id twelve-month-rule. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-160(3)(c) and note 2, s 112-170(3)(c)](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **No tax is payable on 30 June 2027 because of the deemed sale: any gain or loss from it is deferred to the income year in which the asset is later sold or another CGT event happens.** The ATO says the deferred gain or loss only has to be reported then, and nothing about it goes in a 2026-27 or 2027-28 return unless the asset is sold, or another CGT event happens, in one of those years. (Fact id no-tax-on-the-day. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-160(2) to (4), s 112-170(2) to (4)](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform); [ATO, CGT reform: guidance and market valuations, tax professionals newsroom (published 19 October 2026, QC 108200)](https://www.ato.gov.au/tax-and-super-professionals/for-tax-professionals/tax-professionals-newsroom/cgt-reform-guidance-and-market-valuations). Reviewed 2026-10-24.) - **The ATO says that, generally, you don’t need to know the market value just before 1 July 2027 to complete your 2026-27 tax return.** For most individuals and trustees, the earliest return that could include the deferred gain is the 2027-28 return, lodged from 1 July 2028, and only if the asset is sold or another CGT event happens that year. (Fact id earliest-return. Sources: [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **The choice between market value and an apportioning method is made by the day you lodge your tax return for the income year of the later sale or other CGT event, or later if the ATO allows.** There is no choice to make on 30 June 2027 itself. The way the return is prepared is enough evidence of the choice. (Fact id choice-timing. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-155(4) and note 2, s 112-165(4), s 112-175(4), s 103-25(1) and (2)](https://www.legislation.gov.au/C2004A05138/latest/text). Reviewed 2026-10-24.) ### The apportioning method - **Instead of market value, the law lets an owner choose an apportioning method, which the Minister may make by legislative instrument under section 112-185.** The method has to take account of the deemed buy-back and of later spending in the cost base, including indexation, and has to work out the deemed sale price and the new cost base. The ATO calls it the apportionment method. (Fact id apportioning-power. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-185, s 112-155(3)(b)](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **The apportioning method had not been made at 24 October 2026: no instrument setting it out was on the Federal Register of Legislation.** The ATO says the Government is developing the method and that it will give guidance once the method has been enacted. (Fact id apportioning-not-made. Sources: [Federal Register of Legislation, search for "apportioning capital gains" on 24 October 2026 (only the Act and the amending Act; no instrument)](https://www.legislation.gov.au/search/text(%22apportioning%20capital%20gains%22,nameAndText,contains)/pointintime(Latest)); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform); [ATO, CGT reform: guidance and market valuations, tax professionals newsroom (published 19 October 2026, QC 108200)](https://www.ato.gov.au/tax-and-super-professionals/for-tax-professionals/tax-professionals-newsroom/cgt-reform-guidance-and-market-valuations). Reviewed 2026-10-24.) - **Treasury’s draft apportioning method, released for consultation from 4 to 21 August 2026, would estimate the 30 June 2027 value from the asset’s purchase cost and its later sale price, assuming steady compounding growth over the whole time it was held.** As drafted (section 5(2)), it would cover only real property and assets without a readily ascertainable market value, so listed shares would not be covered. A draft is not law and may change. (Fact id apportioning-draft. Sources: [Treasury, exposure draft Income Tax Assessment (Method for Apportioning Capital Gains and Capital Losses) Determination 2026, section 5](https://storage.googleapis.com/files-au-treasury/treasury/p/prj3e46922ceb8760bf4a62f/page/c2026_792170_cgt_app_exposure_draft.pdf); [Treasury, draft explanatory statement for the apportioning method determination (August 2026)](https://storage.googleapis.com/files-au-treasury/treasury/p/prj3e46922ceb8760bf4a62f/page/c2026_792170_cgt_app_explanatory_material.pdf); [Treasury, Capital Gains Tax and Negative Gearing: Tranche 2 Legislation (consultation c2026-792170, 4 to 21 August 2026)](https://consult.treasury.gov.au/c2026-792170); [Treasurer, Consultation on next tranche of tax reform legislation (media release, 4 August 2026)](https://ministers.treasury.gov.au/ministers/jim-chalmers-2022/media-releases/consultation-next-tranche-tax-reform-legislation). Reviewed 2026-10-24.) ### What the ATO has said - **The ATO said on 19 October 2026 that a valuation does not have to be in place on 30 June 2027 and should not be obtained before that date, because a valuation can’t be forward-looking.** A valuation as at 30 June 2027 is therefore prepared after that date. (Fact id ato-no-valuation-before-date. Sources: [ATO, CGT reform: guidance and market valuations, tax professionals newsroom (published 19 October 2026, QC 108200)](https://www.ato.gov.au/tax-and-super-professionals/for-tax-professionals/tax-professionals-newsroom/cgt-reform-guidance-and-market-valuations). Reviewed 2026-10-24.) - **A valuation as at 30 June 2027 reflects the market on that date, using information known or reasonably foreseeable at that date, as the ATO’s valuation guide expects.** The guide says a valuation should be based on the most relevant and reliable information known, or that could reasonably be foreseen, at the valuation date. Records kept from around 30 June 2027 can help show what was known then. (Fact id value-at-date. Sources: [ATO, Market valuation for tax purposes (guide, current at February 2025)](https://www.ato.gov.au/law/view/document?DocID=SGM/market_val); [ATO, Market valuation of assets (last updated 22 June 2026)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/market-valuation-of-assets). Reviewed 2026-10-24.) - **The ATO says it will issue guidance on working out the market value of certain types of assets, the types of professionals to consider for a valuation, and the records to keep.** Its 13 October 2026 page says this will come before the start date. Its existing guide, Market valuation for tax purposes, already sets out its expectations and the evidence it looks for. (Fact id ato-guidance-coming. Sources: [ATO, CGT reform: guidance and market valuations, tax professionals newsroom (published 19 October 2026, QC 108200)](https://www.ato.gov.au/tax-and-super-professionals/for-tax-professionals/tax-professionals-newsroom/cgt-reform-guidance-and-market-valuations); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform); [ATO, Market valuation for tax purposes (guide, current at February 2025)](https://www.ato.gov.au/law/view/document?DocID=SGM/market_val). Reviewed 2026-10-24.) - **The ATO says the existing record-keeping rules continue for assets held before 1 July 2027, including when you acquired the asset, its value then, what you paid and any changes in its character or ownership.** It also says there is no change to when a CGT event goes in your tax return. (Fact id ato-records. Sources: [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **The ATO’s guide says that, for tax purposes, a valuation’s acceptability usually depends on the process followed rather than who did it, with some exceptions.** It says a report by a suitably qualified professional following accepted standards is considered more reliable, and that the taxpayer stays responsible for a replicable and defensible valuation. It also notes there is no formal admissions board in Australia for business valuers. (Fact id ato-process-over-person. Sources: [ATO, Market valuation for tax purposes (guide, current at February 2025)](https://www.ato.gov.au/law/view/document?DocID=SGM/market_val). Reviewed 2026-10-24.) ### Who and what it covers - **Companies never had the 50% CGT discount, and the new indexation, the 30% minimum tax and the main deemed sale do not apply to a company’s own assets.** The exception is a company’s pre-CGT assets, which have their own deemed sale. Shares in the company held by individuals or trusts are covered in the usual way. (Fact id companies. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 115-10, s 110-36(1A), s 119-10(1), s 112-155, s 112-165, s 112-175](https://www.legislation.gov.au/C2004A05138/latest/text). Reviewed 2026-10-24.) - **Shares in a company and units in a unit trust are CGT assets, so the deemed sale generally applies to shares and units an individual or trust holds on 30 June 2027.** That includes shares in a private company held by you or your family trust, even though the company’s own assets are outside the rule. (Fact id shares-and-units. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 108-5 (note 1), s 112-155, s 112-165](https://www.legislation.gov.au/C2004A05138/latest/text). Reviewed 2026-10-24.) - **A company acting as trustee is treated as a different entity from the same company acting for itself, and a provision about companies does not cover a company acting as trustee.** So assets a corporate trustee holds for a family trust generally fall under the trust rules, not the company rules. An accountant can confirm this for a particular structure. (Fact id trustee-capacity. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 960-100(3) and (4)](https://www.legislation.gov.au/C2004A05138/latest/text). Reviewed 2026-10-24.) - **A home that has been your main residence for the whole time you have owned it is generally exempt from CGT, and the ATO says the main residence exemption is not changing.** A home that was your main residence for only part of that time, or was used to earn income, can be partly taxable. The ATO also says the meaning of a CGT asset and the framework of CGT events are not changing. (Fact id main-residence. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 118-110 (and note 1), s 118-185](https://www.legislation.gov.au/C2004A05138/latest/text); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform). Reviewed 2026-10-24.) - **The four small business CGT concessions remain, and from the income year that includes 1 July 2027 the 50% active asset reduction uses a $10 million aggregated turnover test instead of $2 million.** The 15-year exemption, the retirement exemption and the roll-over keep the $2 million turnover test, and the $6 million net asset test remains an alternative. For the part of a gain up to 30 June 2027, eligibility is tested as at the date of the later sale. (Fact id small-business-concessions. Sources: [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 152-1, s 152-10(1AA), s 152-205(2), s 112-160(3)(d)](https://www.legislation.gov.au/C2004A05138/latest/text); [Treasury Laws Amendment (Tax Reform No. 1) Act 2026, as made, Schedule 1, items 77B, 78A, 79A and 82](https://www.legislation.gov.au/C2026A00049/asmade/2026-06-26/text/original/epub/OEBPS/document_1/document_1.html); [Parliamentary Library, Bills Digest No. 24, 2026-27, Treasury Laws Amendment (Tax Reform No. 3) Bill 2026 and related Bill (22 October 2026)](https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/bd/bd2627/27bd024). Reviewed 2026-10-24.) - **State rules on who may value land differ: Queensland requires valuers to be registered, Western Australia requires land valuers to be licensed, and South Australia and Tasmania set qualification rules for land valuers.** New South Wales ended its registration scheme for valuers on 1 March 2016. The ATO’s guide says a valuation’s acceptability for tax usually depends on the process rather than who did it. (Fact id state-valuer-rules. Sources: [ATO, Market valuation for tax purposes (guide, current at February 2025)](https://www.ato.gov.au/law/view/document?DocID=SGM/market_val); Land Valuers Act 1994 (SA), s 5; [Land Valuers Act 2001 (Tas), s 4](https://www.legislation.tas.gov.au/view/whole/html/inforce/current/act-2001-101); [Revenue NSW, ruling FHOG 003: Valuation of property, suitably qualified person (effective 1 March 2016)](https://www.revenue.nsw.gov.au/about/legislation-and-rulings/revenue-rulings/rulings/general/fhog003). Reviewed 2026-10-24.) ### Where the law stands - **The change is law: announced in the 2026-27 Budget on 12 May 2026, it was made by the Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49 of 2026), which received Royal Assent on 26 June 2026.** The ATO says the changes apply from 1 July 2027, do not apply to the 2025-26 tax return, and could first affect the 2027-28 return. The first stage also includes the Income Tax Rates Amendment (Tax Reform No. 1) Act 2026 (Act No. 50 of 2026). (Fact id law-act-49. Sources: [Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49 of 2026, assented to 26 June 2026), Federal Register of Legislation](https://www.legislation.gov.au/C2026A00049/latest/details); [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform); [ATO, Tax reform: boosting home ownership, reforming negative gearing and capital gains tax (last updated 29 June 2026, QC 107304)](https://www.ato.gov.au/about-ato/new-legislation/in-detail/individuals/tax-reform-boosting-home-ownership-reforming-negative-gearing-and-capital-gains-tax); [Income Tax Rates Amendment (Tax Reform No. 1) Act 2026 (Act No. 50 of 2026, assented to 26 June 2026), Federal Register of Legislation](https://www.legislation.gov.au/C2026A00050/latest/details); [Parliamentary Library, Bills Digest No. 24, 2026-27, Treasury Laws Amendment (Tax Reform No. 3) Bill 2026 and related Bill (22 October 2026)](https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/bd/bd2627/27bd024). Reviewed 2026-10-24.) - **The Treasury Laws Amendment (Tax Reform No. 3) Bill 2026, introduced on 14 October 2026, would adjust how the CGT changes apply in some cases and define a new residential dwelling in the Act, but it is not law.** Its schedules include the 2028 minimum tax on discretionary trusts (Schedule 1), adjustments to the CGT changes for trusts, deceased estates and foreign and temporary residents (Schedule 4) and the new residential dwelling definition (Schedule 5). It is before the House of Representatives, and the Senate Economics Legislation Committee is due to report on it by 13 November 2026. (Fact id tr3-bill. Sources: [Parliament of Australia, Treasury Laws Amendment (Tax Reform No. 3) Bill 2026](https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/Bills_Search_Results/Result?bId=r7554); [Parliamentary Library, Bills Digest No. 24, 2026-27, Treasury Laws Amendment (Tax Reform No. 3) Bill 2026 and related Bill (22 October 2026)](https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/bd/bd2627/27bd024). Reviewed 2026-10-24.) - **A separate proposal for a 30% minimum tax on the net income of certain discretionary trusts from 1 July 2028, in Bills introduced on 14 October 2026, is not law and is not part of the 30 June 2027 change.** The Income Tax Rates Amendment (Minimum Tax on Discretionary Trusts) Bill 2026 would impose the tax, and Schedule 1 of the Tax Reform No. 3 Bill would set up the regime. Both Bills are before the House of Representatives. (Fact id trust-minimum-tax-bill. Sources: [Parliament of Australia, Income Tax Rates Amendment (Minimum Tax on Discretionary Trusts) Bill 2026](https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/Bills_Search_Results/Result?bId=r7555); [Parliament of Australia, Treasury Laws Amendment (Tax Reform No. 3) Bill 2026](https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/Bills_Search_Results/Result?bId=r7554); [Parliamentary Library, Bills Digest No. 24, 2026-27, Treasury Laws Amendment (Tax Reform No. 3) Bill 2026 and related Bill (22 October 2026)](https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/bd/bd2627/27bd024). Reviewed 2026-10-24.) ### About Valuation Day - **Valuation Day is an education platform by Valuo, and Valuo’s name for 30 June 2027; it is not an official government name.** It explains the CGT change in plain English for business owners, property investors, family trusts, shareholders and accountants. Valuations are by Oliver Group, part of Valuo. It is general information, not tax advice. (Fact id campaign-name. Sources: [Valuation Day, About](https://valuationday.com.au/about). Reviewed 2026-10-24.) - **The CGT 2027 Valuation Package is $1,995 + GST for an established business with annual turnover under $2 million: a signed planning valuation now, with the update to 30 June 2027 included in the fee.** It covers a business, shares or trust units. The planning valuation is at a current date, and the update to 30 June 2027 is prepared after that date. (Fact id offer-business-package. Sources: [Valuation Day, Packages](https://valuationday.com.au/packages). Reviewed 2026-10-24.) - **For a business with annual turnover under $2 million, one valuation date only is $1,495 + GST; for turnover of $2 million or more, the fixed fee is confirmed in writing on the first call.** The fee is fixed in writing before any work starts. (Fact id offer-one-date. Sources: [Valuation Day, Packages](https://valuationday.com.au/packages). Reviewed 2026-10-24.) - **Property valuations through Valuation Day cover investment, holiday and commercial property in New South Wales, Victoria, the ACT and the Northern Territory, and each property is valued and signed by a property valuer, never Oliver Group, with the fee quoted in writing before any work begins.** Oliver Group arranges your property valuation with a property valuer, who prepares and signs it. Property can be valued as at today, and as at 30 June 2027 once that date has passed. Oliver Group values businesses, shares and trust units. (Fact id offer-property. Sources: [Valuation Day, Property](https://valuationday.com.au/property). Reviewed 2026-10-24.) - **Valuation Day offers $300 off the Oliver Group business fee when a property is added.** The property fee itself is quoted in writing before any work begins. (Fact id offer-package-discount. Sources: [Valuation Day, Packages](https://valuationday.com.au/packages). Reviewed 2026-10-24.) - **Oliver Group provides valuation services only and does not give tax advice, so tax questions go to your accountant or tax adviser.** Whether a valuation may be useful for you, and which option suits you, are questions for your accountant. (Fact id no-tax-advice. Sources: [Valuation Day, About](https://valuationday.com.au/about). Reviewed 2026-10-24.) - 200 days to go: Saturday 12 December 2026 - 150 days to go: Sunday 31 January 2027 - 100 days to go: Monday 22 March 2027 - 50 days to go: Tuesday 11 May 2027 - 30 days to go: Monday 31 May 2027 - 7 days to go: Wednesday 23 June 2027 - Valuation Day, 30 June 2027: Wednesday 30 June 2027 ## What is in the Valuation Day media centre? This Valuation Day media centre puts the basics for a 30 June 2027 story in one place: 12 sourced facts, two boilerplates, logo files, a countdown embed, a phone line for interviews and three quotable lines. Valuation Day is an education platform by Valuo, and it covers Australian law only. ## What are the key facts about 30 June 2027? These 12 facts set out what the law and the Australian Taxation Office (ATO) say about 30 June 2027, each with its source. Capital gains tax (CGT) is not a separate tax: a net capital gain is included in assessable income and taxed as part of income tax (Income Tax Assessment Act 1997, "ITAA 1997", ss 100-10, 102-5). A CGT asset is any kind of property, or a legal or equitable right that is not property (s 108-5). The ATO pages cited are [Capital gains tax reform](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform) (QC108170, published 13 October 2026) and [CGT reform: guidance and market valuations](https://www.ato.gov.au/tax-and-super-professionals/for-tax-professionals/tax-professionals-newsroom/cgt-reform-guidance-and-market-valuations) (QC108200, published 19 October 2026). 1. The first stage of the change is law: the Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (No. 49 of 2026) received Royal Assent on 26 June 2026. (ITAA 1997 Compilation 268, endnote 3; ATO QC108170) 2. For individuals and trusts, the 50% CGT discount (which halves an eligible capital gain) generally does not apply to the part of a gain that builds up from 1 July 2027. (ITAA 1997 s 115-100; ATO QC108170) 3. If an Australian resident individual or a trust holds a CGT asset, such as property or private company shares, at the end of 30 June 2027 and keeps it until a later sale or other CGT event, the law generally treats it as sold just before 1 July 2027 and bought back on 1 July 2027. (ITAA 1997 ss 108-5, 112-155, 112-165) 4. The part of the gain that built up to 30 June 2027 can generally still get the 50% discount when the asset is later sold. (ITAA 1997 ss 112-160, 112-170; ATO QC108170) 5. Any gain or loss from that deemed sale is put off until the income year in which the asset is later sold or another CGT event happens to it. (ITAA 1997 ss 112-160, 112-170; ATO QC108170) 6. Some assets are left out of the deemed sale, including new residential dwellings that meet the law's tests and affordable housing. (ITAA 1997 ss 112-155(1)(e), 112-165(1)(e), 115-102, 115-125) 7. Assets acquired before 20 September 1985 (pre-CGT assets) are not left out: they have their own deemed sale just before 1 July 2027, generally at market value, which resets their cost base, the figure a gain is measured from. Gains from 1 July 2027 on these assets come into CGT. (ITAA 1997 ss 112-175, 149-10; ATO QC108170) 8. The law lets the Minister make a formula, called an apportioning method, that owners could choose instead of market value. On 19 October 2026 the ATO said the Government was still developing it, and none had been made at 24 October 2026, so it may not be open for every asset. (ITAA 1997 ss 112-155(3), 112-185; ATO QC108200; Federal Register of Legislation) 9. The ATO said on 19 October 2026 that a valuation does not have to be in place on 30 June 2027 and should not be obtained before that date, because a valuation can't be forward-looking. (ATO QC108200) 10. The ATO says the 2027-28 tax return is the first that could be affected, and that generally you do not need to know the market value just before 1 July 2027 to complete your 2026-27 return. For most assets, including real estate, the ATO says that value will need to be established when the asset is later sold or another CGT event happens. (ATO QC108170) 11. Companies have never had the 50% CGT discount. The individual and trust deemed-sale rules do not cover a company's own assets, except its pre-CGT assets, which get their own deemed sale. Private company shares held by an individual or a family trust are covered. (ITAA 1997 ss 115-10, 112-155, 112-165, 112-175) 12. A main residence is generally exempt from CGT for the time it is your main residence, and the ATO says the main residence exemption is not changing. (ITAA 1997 ss 118-110, 118-185; ATO QC108170) These facts reflect the law at 24 October 2026. The Treasury Laws Amendment (Tax Reform No. 3) Bill 2026, introduced on 14 October 2026, would adjust how the CGT changes apply in some cases, but it is not law. (Parliament of Australia, bill status) General information only, not tax advice: readers should ask their accountant how the change applies to them. Oliver Group provides valuation services only. Obtain taxation advice from your accountant or tax adviser. ## What are the Valuation Day and Oliver Group boilerplates? Both boilerplates below are short and can be used as written. ### About Valuation Day > Valuation Day is Valuo's education platform about 30 June 2027, the day before changes to Australia's capital gains tax start. It explains the change in plain English, with dated sources, for business owners, property investors, family trusts and accountants. The name is not an official term. It is an education platform by Valuo. ### About Oliver Group > Oliver Group is an Australian independent business valuation practice, part of Valuo. It values businesses, shares in private companies and trust units, and provides the valuations behind Valuation Day, Valuo's education platform. Oliver Group provides valuation services only and does not give tax advice. Property is valued and signed by a property valuer, never Oliver Group. Company details: Oliver Group is operated by Valuation Group Pty Ltd, ABN 48 702 469 252. ## Where can I get the Valuation Day logo? Use the navy logo on white or light backgrounds and the white logo on dark backgrounds. - [Valuation Day logo, navy (PNG)](https://valuationday.com.au/brand/valuation-day-logo-navy.png): navy wordmark (#0E3361) on a transparent background, 1351 x 287 pixels. - [Valuation Day logo, white (PNG)](https://valuationday.com.au/brand/valuation-day-logo-white.png): white wordmark on a transparent background, 1351 x 287 pixels. Please use the logo as supplied: no recolouring, stretching, cropping or added effects, with clear space around it. Photographs on this site are not available for media use. ## Can I embed the Valuation Day countdown? Yes: paste this code into any web page to show the days left to 30 June 2027. ```html ``` - It counts the days to 11:59 pm on 30 June 2027, Melbourne time. - It sets no cookies and carries one small Valuation Day credit link. - For a dark background, add ?theme=dark to the end of the address. - After the date it reads: "Valuation Day has passed. A value as at 30 June 2027 can still be prepared now." ## How do I request an interview? Call 03 8375 4177 to request an interview or a background briefing. Oliver Group can speak about business, share and trust unit valuations and what the law says about 30 June 2027. It does not comment on anyone's tax position, which is a question for their accountant or tax adviser, and it does not value property. ## What can I quote from Valuation Day? Each line below can be quoted as written, attributed to Oliver Group, the business valuation practice behind Valuation Day. > "Valuation Day is our name for 30 June 2027, not an official term. The date itself comes from the law: assets that individuals and trusts still hold are generally treated as sold that day and bought back on 1 July 2027." > "A value as at 30 June 2027 can only be prepared once that day has passed. Until then, the useful work is knowing what you own, keeping your records and asking your accountant whether a valuation may be useful for you." > "We value businesses, shares and trust units, and we don't give tax advice. Our fee is never tied to the answer, and we'll tell you whether a valuation may be useful for you at all." Sources behind these lines: ITAA 1997 ss 112-155 and 112-165; ATO QC108200. ## Questions people ask ### What is Valuation Day? Valuation Day is the name Valuo's education platform gives to 30 June 2027; it is not an official term. Under Australian tax law, assets that individuals and trusts hold at the end of that day are generally treated as sold then and bought back on 1 July 2027 (ITAA 1997 ss 112-155, 112-165). ### Can journalists quote the Valuation Day facts and use the logo? Yes. Journalists can quote the 12 key facts in the Valuation Day media centre, with their sources, and use the navy or white Valuation Day logo in coverage of 30 June 2027. Please keep the logo unchanged. Photographs on the Valuation Day site are not available for media use. ### Does the ATO say people should get a 30 June 2027 valuation now? No. On 19 October 2026 the ATO said a valuation does not have to be in place on 30 June 2027 and should not be obtained before that date, as a valuation can't be forward-looking. The law also allows for an alternative formula, not made at 24 October 2026 (ATO QC108200; ITAA 1997 s 112-185). ### How up to date are the Valuation Day key facts? The Valuation Day key facts were reviewed on 24 October 2026 against the Income Tax Assessment Act 1997 (Compilation 268, in force from 1 October 2026) and ATO pages published on 13 and 19 October 2026. Law and guidance can change, so check each dated source before publishing. ## Next step **Journalists:** call 03 8375 4177 to request an interview or a background briefing on 30 June 2027. **Owners and investors:** [Get my fixed fee](https://valuationday.com.au/get-valued) for a business valuation, or call the valuer on 03 8375 4177. - Independent: the fee is never tied to the answer. - Business reports signed by Jackson Wilson, Oliver Group. - 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 03 8375 4177: tel:+61383754177. Phone 03 8375 4177. ## Related - [What changes for CGT on 1 July 2027](https://valuationday.com.au/cgt-changes-1-july-2027) - [What "treated as sold and bought back" means](https://valuationday.com.au/guides/deemed-sale-market-value) - [A valuation or the formula: the apportioning method explained](https://valuationday.com.au/guides/valuation-or-apportioning-method) - [Whether a 30 June 2027 valuation may be useful for you](https://valuationday.com.au/guides/do-i-need-a-valuation) - [About Oliver Group and who values what](https://valuationday.com.au/about) - [Get my fixed fee](https://valuationday.com.au/get-valued) ## Sources - ITAA 1997 Compilation 268, endnote 3 (Act No. 49 of 2026) - [Income Tax Assessment Act 1997, s 100-10](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 102-5](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 108-5](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 112-155](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 112-160](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 112-165](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 112-170](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 112-175](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 112-185](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 115-10](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 115-100](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 115-102](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 115-125](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 118-110](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 118-185](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, s 149-10](https://www.legislation.gov.au/C2004A05138/latest/text) - [ATO, Capital gains tax reform (published 13 October 2026, QC 108170)](https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/capital-gains-tax-reform) - [ATO, CGT reform: guidance and market valuations, tax professionals newsroom (published 19 October 2026, QC 108200)](https://www.ato.gov.au/tax-and-super-professionals/for-tax-professionals/tax-professionals-newsroom/cgt-reform-guidance-and-market-valuations) - Federal Register of Legislation title search, 24 October 2026 (no apportioning method instrument) - Parliament of Australia: Treasury Laws Amendment (Tax Reform No. 3) Bill 2026 (status: before the House of Representatives) - [Valuation Day, About](https://valuationday.com.au/about) - [Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49 of 2026, assented to 26 June 2026), Federal Register of Legislation](https://www.legislation.gov.au/C2026A00049/latest/details) - [ATO, Tax reform: boosting home ownership, reforming negative gearing and capital gains tax (last updated 29 June 2026, QC 107304)](https://www.ato.gov.au/about-ato/new-legislation/in-detail/individuals/tax-reform-boosting-home-ownership-reforming-negative-gearing-and-capital-gains-tax) - [Income Tax Rates Amendment (Tax Reform No. 1) Act 2026 (Act No. 50 of 2026, assented to 26 June 2026), Federal Register of Legislation](https://www.legislation.gov.au/C2026A00050/latest/details) - [Parliamentary Library, Bills Digest No. 24, 2026-27, Treasury Laws Amendment (Tax Reform No. 3) Bill 2026 and related Bill (22 October 2026)](https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/bd/bd2627/27bd024) - [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 115-100(a), (aa) and (ab)](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-155](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-165](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-155(1)(b) and (c), s 112-165(1)(b) and (c), s 104-10(3)](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-160(3) and note 3, s 112-170(3) and note 3](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-160(2) to (4), s 112-170(2) to (4)](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-155(1)(a), (d) and (e), s 112-165(1)(a), (d) and (e)](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-175, s 104-10(5), s 149-10 (note 2), s 4-5](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-185, s 112-155(3)(b)](https://www.legislation.gov.au/C2004A05138/latest/text) - [Federal Register of Legislation, search for "apportioning capital gains" on 24 October 2026 (only the Act and the amending Act; no instrument)](https://www.legislation.gov.au/search/text(%22apportioning%20capital%20gains%22,nameAndText,contains)/pointintime(Latest)) - [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 112-155(3), s 112-185](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 115-10, s 110-36(1A), s 119-10(1), s 112-155, s 112-165, s 112-175](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 108-5 (note 1), s 112-155, s 112-165](https://www.legislation.gov.au/C2004A05138/latest/text) - [Income Tax Assessment Act 1997, compilation No. 268 (1 October 2026), s 118-110 (and note 1), s 118-185](https://www.legislation.gov.au/C2004A05138/latest/text) - [Parliament of Australia, Treasury Laws Amendment (Tax Reform No. 3) Bill 2026](https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/Bills_Search_Results/Result?bId=r7554) Reviewed 2026-10-24. 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.