Proposed Budget 2026 — transition rules calculator

Legacy Property CGT Transition

Already own a property? The proposed Budget 2026 CGT changes start a new clock on 1 July 2027. If you bought before 20 September 1985, your property has been CGT-free its whole life — that's about to change for future growth. Model exactly what it means for you, and whether selling before the cutoff is worth considering. Proposed only — not yet law.

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Your property
Your tax position
From 1 July 2027, only the real (above-inflation) portion of post-cutoff growth is taxed, then a 30% minimum tax applies as a floor on that portion. The pre-cutoff portion keeps the 50% discount.
Projected CGT on sale
$0
Under the proposed transition rules
If sold before 1 Jul 2027
$0
Cost of waiting
+$0
Two methods — pick the cheaper
For properties that straddle 1 July 2027, the government has signalled two ways to split the gain. You can choose whichever produces the lower tax.
Time apportionment
$0
Splits total gain by days held before vs after the cutoff.
Market valuation
$0
Uses actual 1 Jul 2027 value as the dividing line.
Full breakdown
Fill in your details to see the sell-before-cutoff decision analysis.
This calculator models the proposed Federal Budget 2026 CGT transition rules, which are not yet law — exposure draft legislation and ATO guidance are still to come, and details may change. It is a general-information tool, not financial or tax advice. The "market valuation" method models the alternative the government has signalled but not yet detailed. The 30% minimum tax floor, inflation indexation, and time-apportionment are modelled on announced policy. Pension and income-support recipients may be exempt from the 30% floor — not modelled here. Always consult a registered tax agent before making any decision about selling property. The Real Return is the intellectual property of Emil Josef.