Reviewed 24 October 2026. This page reflects the law at 24 October 2026. A Bill introduced on 14 October 2026 would change some deemed-sale conditions, but it is not law.
Valuation Day is our name for 30 June 2027, the last day before Australia's capital gains tax (CGT) rules change. CGT is the tax on the gain when you sell an asset. This page covers property owned by individuals and family trusts, your home, who prepares a property valuation at 30 June 2027, and the cost. Property valuations through Valuation Day cover investment, holiday and commercial property in New South Wales, Victoria, the ACT and the Northern Territory.
What changes for property on 1 July 2027?
From 1 July 2027, individuals and trusts generally lose the 50% CGT discount, which halves the taxable gain, on the part of a gain that builds up from that date, so the gain on property held through 30 June 2027 is generally split in two (ITAA 1997 s 115-100; ATO).
If you or your trust still hold the property at the end of 30 June 2027, the law generally treats it as sold just before 1 July 2027 for its market value, then bought back (ITAA 1997 ss 112-155, 112-165). Market value is the amount a willing buyer and seller would agree in an arm's length deal on the open market at that time (ATO). Instead of market value, the law lets owners use a formula, called an apportioning method, if the Minister makes one (s 112-185). None had been made at 24 October 2026; an August 2026 Treasury draft, which is not law and may change, would cover real property (Treasury).
This deemed sale is on paper only: the property stays yours. When you sell, the part of the gain up to 30 June 2027 can generally still get the 50% discount (ss 112-160, 112-170). The rest falls under new rules: your cost base (broadly, what you paid plus certain costs) restarts at the amount used for the deemed sale, generally the 30 June 2027 market value, and is generally indexed for inflation (s 110-36(1A); ATO).
Made-up figures, ignoring costs: bought for $500,000, worth $800,000 at 30 June 2027, sold for $900,000 in 2032. Broadly, the first $300,000 of gain can generally still get the discount, and the last $100,000, reduced by indexation, falls under the new rules. Your accountant works out the real figures.
Which properties does it cover?
Property owned by individuals and trusts is generally covered; homes, company property and new dwellings are treated differently.
| Property | How 30 June 2027 applies |
|---|---|
| Investment, holiday or commercial property you own | Generally covered (ITAA 1997 s 112-155) |
| Owned by your family trust | Generally covered, with exceptions (s 112-165) |
| Bought before 20 September 1985, when CGT began | Its own deemed sale: gains up to 30 June 2027 stay exempt, and gains from 1 July 2027 come into CGT (ss 112-175, 149-10; ATO) |
| Owned by a company | Outside the main deemed sale, which is written for individuals and trusts; companies never had the 50% discount (s 115-10). Property bought before 20 September 1985 has its own deemed sale (s 112-175) |
| New residential dwellings that meet the law's tests, and affordable housing | Excluded from the main deemed sale (ss 112-155(1)(e), 112-165(1)(e), 115-102, 115-125) |
| Your home | Generally exempt while it is your main residence (ss 118-110, 118-185) |
The Minister sets the new residential dwelling tests by legislative instrument (s 26-160), and none had been made at 24 October 2026. Foreign or temporary residents can be treated differently (ss 112-155(1)(d), 115-105). Ask your accountant if either might apply.
Is my home affected?
Generally not: a home is generally exempt from CGT for the period it is your main residence (ITAA 1997 ss 118-110, 118-185), and the ATO says the main residence exemption is not changing (ATO).
The rules differ for a former home now rented out, a home partly used to earn income (ss 118-185, 118-190), or a sale while you are a foreign resident (s 118-110(3)). In those cases, ask your accountant whether a 30 June 2027 value may be useful.
Who values the property, and how?
Oliver Group arranges your property valuation, and each property is valued and signed by a property valuer, never Oliver Group. Oliver Group itself values businesses, shares and trust units.
The ATO's guide says a valuation's acceptability for tax usually depends on the process followed rather than who prepared it, with some exceptions; the ATO also says valuations by professional valuers are more credible (ATO guide; ATO).
The ATO expects a valuation to rest on information known, or that could reasonably be foreseen, at the valuation date, and a report to set out at least the purpose, scope, property, dates, evidence and value (ATO guide; ATO).
What does it cost, and when can it be done?
The fee is quoted in writing before any work begins; a value as at today can be prepared now, and a value as at 30 June 2027 only after that date.
- Value as at today:
shows where you stand, for planning. It is not a 30 June 2027 value.
- Value as at 30 June 2027:
the market value used for the deemed sale, unless an apportioning method is chosen instead. Register your interest now and we will contact you after the date. No money is taken now.
Valuing a business, shares or trust units too? You get $300 off the Oliver Group business fee when a property is added (packages).
We reply within one business day. No obligation.
How does it work?
Four steps, with the fee in writing before any work begins.
- Tell us about the property
using the form, or call 03 8375 4177.
- Get the fee in writing.
No obligation: you decide.
- The property is valued
and signed by a property valuer, never Oliver Group, as at today, or 30 June 2027 after that date.
- Pass the report to your accountant.
What do we need from you?
The basics, plus records you probably keep already.
- The address, state and type of property, and who owns it: you, you with others, a family trust or a company.
- The date: today, 30 June 2027, or both.
- Renovations or other changes since you bought it, with dates, and for tenanted or commercial property, the lease and rent.
Questions people ask
Do I need a property valuation at 30 June 2027?
Not necessarily. The ATO says you generally don't need the 30 June 2027 market value for your 2026-27 return, but that for most assets, including real estate, it will need to be established when you sell, unless a formula, the apportioning method, can be used. A valuation may be useful; ask your accountant.
Can I get my 30 June 2027 property valuation now?
No. The ATO said on 19 October 2026 that a 30 June 2027 valuation shouldn't be obtained before that date, because a valuation can't be forward-looking, and that one does not have to be in place on the date. A property value as at today can be prepared now.
Is my home affected by the 30 June 2027 change?
Generally no. A main residence is generally exempt from CGT for the period it is your main residence, and the ATO says the main residence exemption is not changing. If your home has been rented out or used to earn income, or you sell as a foreign resident, ask your accountant.
Who values the property, and does Oliver Group sign it?
Through Valuation Day, Oliver Group arranges the valuation, and each property is valued and signed by a property valuer, never Oliver Group. Oliver Group values businesses, shares and trust units; it does not value or sign property. The ATO says valuations by professional valuers are more credible than those by someone who isn't one.
Another question? Call 03 8375 4177.
