The 1 July 2027 CGT Changes: No Need to Rush or Panic
In short: From 1 July 2027, the 50% CGT discount will be replaced with indexation. You’ll need a property valuation as at that date to split the two periods, but you don’t have to do it on the day. The ATO accepts a retrospective valuation prepared later, so you don't have to rush at the last minute.
Why the date matters
If your property’s value grows before 1 July 2027, you keep the 50% CGT discount. Growth after that date falls under the new system: cost base indexation and a 30% minimum tax.
A CGT valuation as at 1 July 2027 draws the line between the two. Without one, you may be left with a standard apportionment formula, which assumes steady growth and can miss real market movements.
The myth: “I need an inspection by 1 July”
You don’t. A retrospective valuation establishes what your property was worth on a past date. A Certified Practising Valuer uses settled sales and market conditions from that time to prepare a report as at 1 July 2027.
You don’t need a valuer at your door on 1 July 2027. You need a valuation as at that date, and that can be prepared afterwards.
Why waiting can work in your favour
Accepted by the ATO. Retrospective valuations from qualified, independent valuers are accepted for CGT purposes.
Better evidence. Sales around 1 July 2027 will have settled, so the report rests on firm data.
No scramble. You skip the peak booking period.
What to do now
Talk to your accountant about which assets need a valuation: investment properties, commercial holdings and pre-1985 assets.
Book early or wait. Lock in a valuation early, or request a retrospective one when you or your adviser is ready.
Talk to Delphi
Delphi Valuers & Consultants provides independent, sworn valuation reports for tax and statutory purposes, whether ahead of the changes or retrospectively.
Get a quote straight to your inbox: complete the Quote & General Contact Form at https://www.delphiproperty.com.au/contact
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