↓ Skip to main content
Valuation Ready

CGT Property Valuation - 1 July 2027 Reset & When You Need One

A CGT valuation establishes a property’s market value at the date a capital gains tax rule needs it. If the value is wrong — or unsupported — the tax outcome can be challenged years later, when good evidence is hardest to find.

When a CGT property valuation is needed
#

  • The 1 July 2027 cost base reset. Property held on 30 June 2027 (individuals, trusts, partnerships) is treated as reacquired at its market value on 1 July 2027 under the 2026 reform, now law (Treasury Laws Amendment (Tax Reform No. 1) Act 2026). Establishing that value is a choice: you can either obtain a market valuation as at 1 July 2027, or use the ATO’s apportionment approach (a specified formula). A dated valuation is the cleanest evidence of the new cost base, but it is not the only route — reserve a 1 July 2027 valuation.
  • Your home starts earning income. When a main residence first becomes a rental, the cost base can reset to market value at that date.
  • Inherited property. Market value at the date of death often sets the beneficiary’s cost base — see deceased estate valuations.
  • Gifts and related-party transfers. Transfers between family members or related entities are generally assessed at market value, not the price paid.
  • A past date you missed. A retrospective valuation can establish market value at a date that has already passed.

What the ATO expects from market value evidence
#

The ATO’s market-valuation guidance looks for an objective, supportable valuation: comparable sales evidence, a clear methodology, and a qualified, independent valuer. An online estimate or an agent’s appraisal is rarely strong evidence on its own. Our signed reports are prepared by a qualified valuer to that ATO-acceptable standard — there is no “ATO-approved” valuation; no such status exists.

Desktop or on-site?
#

Most CGT purposes are well served by a desktop assessment (from $254). An on-site valuation (from $587) adds a physical inspection — useful for unusual properties, significant renovations or higher-stakes positions. See the full comparison of desktop vs on-site valuations, or tell us the purpose and we’ll recommend the right pathway with a fixed price.

Common questions
#

Do I need a valuation every time I sell?
No — if you buy and sell at arm's length, the contract prices usually set the numbers. Valuations matter when there is no sale price at the relevant moment: inheritance, first rental use, transfers, or the 1 July 2027 reset. Ask your accountant which applies.
Can I use my council or land tax valuation?
Council and land-tax assessments value land for rating purposes and typically don't reflect full market value of the property — the ATO's guidance expects evidence-based market valuation for CGT.
How long should I keep the report?
Keep the valuation and its supporting evidence for as long as you hold the property plus the record-keeping period after sale — commonly a decade or more. Store it with your cost base records.
What does it cost?
Fixed pricing confirmed before you proceed: desktop from $254, on-site from $587, senior independent-firm valuations for ultra-high-value or commercial property. Inc GST where applicable.

Related guides: retrospective valuations · desktop vs on-site · deceased estates.

Request a CGT valuation

General information only — not tax, financial or legal advice. The signed valuation is provided by a qualified valuer.