Capital Gains Tax (CGT) – What You Need to Know (and What’s Changing)
Capital Gains Tax (CGT) – What You Need to Know (and What’s Changing)
If you own investments like property, shares, or a business, understanding Capital Gains Tax (CGT) is critical—especially with major changes on the horizon.
What is Capital Gains Tax?
Capital Gains Tax (CGT) is the tax you pay on profits when you sell an asset.
- It applies to assets acquired after 19 September 1985
- Your capital gain is simply:
Sale price (what you sell it for) minus Cost base (what you paid + associated costs)
If the result is positive → you have a taxable capital gain
If negative → you have a capital loss
Do you always pay tax on the full gain?
Not always. There have historically been concessions to reduce your tax bill, depending on when you bought the asset and how long you held it.
The Two Main CGT Methods (Historically)
1. Indexation (Pre-1999 assets)
This older method adjusted your cost base for inflation so you were only taxed on the real gain.
- Only applies to assets acquired on or before 21 September 1999
- Adjusts the purchase cost using CPI This method is no longer available for newer assets.
2. The CGT Discount (Current system)
This is the most common method used today.
If you:
- hold an asset for more than 12 months, and
- are an eligible taxpayer (individual, trust, or super fund)
You may reduce your capital gain:
- 50% discount for individuals and trusts
- 33.33% discount for super funds
Example:
If you make a $100,000 gain, you may only pay tax on $50,000
How CGT is Taxed
- Your net capital gain is added to your income
- It’s taxed at your marginal tax rate
- Capital losses can’t reduce other income—but can be carried forward
Major CGT Changes Coming (From 1 July 2027)
The government has proposed significant reforms that will change how CGT works.
1. The 50% Discount is Being Replaced
From 1 July 2027:
- The current 50% CGT discount will be removed
- Instead, we return to a form of indexation
Meaning:
- You’ll only be taxed on gains above inflation
- This is designed to tax the “real” gain only
2. A New Minimum 30% Tax Rate
A key change:
- A minimum tax rate of 30% will apply to capital gains
What this means:
- If your tax rate is below 30% → you still pay 30%
- If your rate is above 30% → you pay your normal rate
The 30% is a floor, not a cap
3. Existing Assets – How Will They Be Treated?
If you already own assets, the rules will split your gain into two periods:
Before 1 July 2027
- Existing rules apply (including the 50% discount)
After 1 July 2027
- New rules apply (indexation + 30% minimum tax)
In practice:
- You may need a valuation at 1 July 2027 to determine the split
4. What About Pre-1985 Assets?
Historically:
- Assets bought before 20 September 1985 were completely CGT-free
From 1 July 2027:
- Any future growth in those assets will become taxable
- Past gains remain tax-free
5. Special Rule for New Housing
To support housing supply:
- Investors in new residential property may choose between:
- The old 50% discount, or
- The new indexation method + minimum tax
What This Means for You
These changes could significantly impact:
- Investment property owners
- Share investors
- Business owners
- Family groups and trusts
Key implications:
- The timing of asset sales will become more important
- Valuations at 1 July 2027 may be critical
- Tax outcomes could increase for lower-income taxpayers
- Long-term investment strategies may need review
Final Thoughts
Capital Gains Tax has always been complex—but the upcoming changes make planning even more important.
If you own, or are thinking about selling:
- Property
- Shares
- A business
- Or any investment asset
it’s worth reviewing your position well before 1 July 2027.
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