Federal Budget 2026-27 Spotlight - Capital Gains Tax Reform
Clarke McEwan Accountants

On Tuesday, 12 May 2026, Treasurer Jim Chalmers delivered the 2026-27 Federal Budget. While the Budget was undoubtedly one of the largest in recent years in terms of new tax measures, major reforms to the capital gains tax regime were the talking point of the night, representing the first major shake-up of the regime in over 25 years.
What’s changing
From 1 July 2027, the 50% CGT discount will be replaced by cost base indexation for assets held for more than 12 months, with a 30% minimum tax to apply on net capital gains.
This change applies to all CGT assets held by individuals, trusts and partnerships. Critically, assets acquired before 20 September 1985, which are currently exempt from CGT, are also affected.
Transitional arrangements
These reforms will only apply to gains accruing after 1 July 2027. Essentially, this means that:The 50% CGT discount continues to apply to assets purchased and sold before 1 July 2027.
The new rules (indexation and the 30% minimum tax) apply to gains on CGT assets purchased from 1 July 2027.
Transitional arrangements apply to assets purchased prior to 1 July 2027 that are sold post-1 July 2027.
For those assets purchased pre-1 July 2027 and sold post-1 July 2027, a valuation of the asset at 1 July 2027 will be necessary.
This is because, when the asset is finally sold and a gain realised, the 50% CGT discount will be applied to the difference between the asset’s cost base and its value at 1 July 2027 (reflecting the gain arising before the rule change). Indexation and the minimum tax will then be used to calculate the CGT on gains accruing from 1 July 2027, using the 1 July 2027 value as the asset’s new cost base.
How do I get a valuation?
An asset’s value as at 1 July 2027 will be determined by taxpayers as part of their tax return in the year the asset is realised.
Taxpayers can choose to either obtain a valuation of the asset as at 1 July 2027, or use a specified apportionment formula that estimates the asset’s value on 1 July 2027, based on its growth rate over the asset’s holding period. The ATO will provide tools to estimate this value for taxpayers.
What about pre-1985 assets?
As part of grandfathering arrangements, any capital gains on pre-1985 assets that accrued before 1 July 2027 will continue to be exempt from CGT.
In short, this means that pre-1985 assets will only be subject to CGT on gains accruing post-1 July 2027, with the asset’s value as at 1 July 2027 used as the cost base.
The exclusions
Main residences will continue to be exempt from CGT – these reforms do nothing to change that. In addition, the four small business CGT concessions remain unchanged, as does the existing 60% CGT discount that applies to qualifying affordable housing.
There is also a carve out in the reforms for investors in new residential properties, who will be able to choose either the 50% CGT discount, or cost base indexation and the minimum tax.Recipients of means-tested income support payments, such as the Age Pension or JobSeeker, will be exempt from the minimum tax if they receive any payment in the financial year in which they realise the capital gain.
Conclusion

These changes have been touted as a way to help level the playing field for first home buyers, preserve the gains investors have made, and support investment in new housing supply.While grandfathering arrangements have been put in place to soften the blow for both pre-1985 and current asset owners, there’s no denying that these reforms are significant and wide-reaching.
If you want to understand more about how these changes will affect your tax position, get in touch with a member of our team today.


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