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Capital Gains Tax changes: Why property valuations will be more important than ever

by | Jun 27, 2026 | Certified Practising Valuer, Property tax, Shoalhaven property

The Australian Government’s Capital Gains Tax (CGT) reforms, due to commence from 1 July 2027, are expected to be the biggest changes to the CGT system in more than 25 years. While accountants and financial advisers will help property owners understand the tax implications, one thing is already becoming clear – accurate property valuations will play a critical role.

Under the proposed transitional arrangements, many property owners who purchased assets before 1 July 2027 may need to establish the market value of their property at that date. An independent valuation can provide an important record that may be relied upon when calculating future capital gains, depending on individual circumstances and the final legislation.

For owners of investment properties across Culburra Beach, Callala Bay, Callala Beach, Orient Point and the wider Shoalhaven, obtaining a professional valuation from an experienced Certified Practising Valuer can provide confidence that the property’s value has been assessed independently and in accordance with recognised valuation standards.

At Morton Property Valuation, we have extensive experience valuing residential, rural commercial and lifestyle properties throughout the NSW South Coast. Whether you’re planning ahead, restructuring your investments or simply want to understand the current value of your property before the 2027 changes take effect, we’re here to help.

As The Sydney Morning Herald’s Money expert Neil Whitaker recently explained, accurate property valuations that use reliable sales evidence will be important in managing future tax implications and benefits of the changes. Property investors don’t need to rush out and get a valuation completed as soon as possible, and they should also keep in mind that property valuations can be legally backdated. However the longer the valuation takes place after 2027, the harder it can be for the valuer to understand your needs and find interpret a historical market. Generally, the sooner you can have your investment property valued as at 1 July 2027, the easier it will be find an accurate and beneficial cost base on which CGT can be calculated for your circumstances.  

Similarly, the ATO itself says valuations by a Certified Practising Valuer will also be seen as “more credible than those provided by someone who isn’t a propessional valuer, for example a real estate agent.”

If you think the upcoming CGT changes may affect you, it’s worth speaking with both your accountant and an independent property valuer well before the new rules commence. Planning ahead today could make future tax calculations much simpler.

This article provides general information only and should not be relied upon as taxation or financial advice. Property owners should seek advice from their accountant or financial adviser regarding their individual circumstances.

What is a Stamp Duty Valuation?

by | Jan 18, 2026 | Certified Practising Valuer, Estate planning, Family law, Property tax, Stamp duty valuation

Stamp Duty is something you might not have heard of until you suddenly need to pay it. Like other kinds of tax such as Capital Gains, it’s a government fee that’s only payable when you are in the fortunate position of buying or being transferred a property. It’s payable on all types of property purchase or transfer, including residential, rural or commercial.

While there may be situations or ‘loopholes’ that can be enacted to avoid paying Stamp Duty, you will still likely need a full valuation report to support the transfer or sale. In most cases, I would advise new property owners to have their own conveyancer or solicitor ready to go, as valuations for Stamp Duty purposes are valid for only 90 days after the inspection date. If, after 90 days, the transfer hasn’t been completed, another inspection needs to take place and a new valuation service fee is payable.

Current Australian property and taxation laws require all valuation reports for Stamp Duty calculations to include a physical inspection by a qualified property valuer.

The valuation will determine the market value of a property and facilitate legal or taxation professionals to calculate stamp duty payable (or exemptions) based on this report. It is currently the only legal method for calculating the amount payable every time you purchase a property, including inheriting or transferring property in estate planning contexts that might not be tested ‘at market’.

Advice about the amount payable in different scenarios should always come from a legal practitioner such as a lawyer, solicitor or conveyancer experienced in property and estate matters, but a certified property valuer accredited with the Australian Property Institute (API) needs to be involved in the valuation to qualify market value.

They say death and taxes are the only inevitable parts of life, and it may never be more true than when you suddenly need to pay Stamp Duty for whatever reason, but doing it properly will save you plenty of time and money in the long run.

For the record, Revenue NSW handles Stamp Duty obligations while the Australian Tax Office (ATO) handles Capital Gains Tax liability for Australian property owners.

So, talk to your solicitor or conveyancer about your personal situation and have them send their instructions to a Certified Practising Valuer to make the process as easy as possible.

Or drop me a line and I can walk you through the process so it’s less irritating and confusing than it feels right now!

Good luck! May the power of friendly CPVs be with you…