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Capital Gains Tax (CGT) can be a source of confusion for many property owners. If you're planning to sell a property, understanding CGT is crucial to avoid surprises and make informed financial decisions that align with your future plan and strategies.
With that in mind we thought it wise to provide a guide to help you navigate the key aspects of CGT so that when you’re ready to speak with the Attune team about your situation, you’re armed with some of the knowledge to engage meaningfully.
Let’s jump in…
Contrary to popular belief, CGT is not a standalone tax with a flat rate. Instead, it is the tax you pay on the assessable gain from selling a property. This assessable gain—essentially your taxable profit—is influenced by factors such as how you’ve used the property over time.
After calculating the assessable gain, this amount is added to your taxable income from all sources, including employment and investments. The total is taxed at your marginal income tax rate. Keep in mind, however, that different rules apply if the property is owned by a company, superannuation fund, or trust, as these entities are subject to varying tax concessions. The Attune team can still help with this kind of property ownership, so reach out if you’re looking for tailored advice as part of your property ownership goals.
The timing of CGT can be tricky. It is triggered by the contract date rather than the settlement date. For example, if you sign the contract in one financial year but the settlement occurs in the next, you may need to report the gain and pay CGT earlier than expected. Understanding these timelines is also crucial for qualifying for CGT discounts, such as the 50% reduction for properties held for more than 12 months.
With timing considered, we recommend speaking with the Attune team as you prepare your sale rather than afterward – we can help ensure you’re set up to deal with any tax implications at a time that fits your financial strategy.
Your main residence may be exempt from CGT, but this depends on how the property was used. If the house has been rented out, left vacant, or used as a base for a home business, partial CGT liability might apply. However, if you’ve lived in the property as your primary residence for the entire ownership period, you’re likely exempt from CGT.
To ensure you’re on the right track, keep detailed records of how the property has been used. These records will help clarify your position if the Australian Taxation Office (ATO) reviews your tax filings.
Navigating CGT rules becomes more complex for individuals with multiple properties or investment portfolios. Professional advice can help you make the most of available concessions and avoid unnecessary tax liabilities. An Attune tax adviser can also ensure you’re aware of timing considerations and eligibility for CGT discounts, so you’re best to speak with us early on.
If your property has appreciated in value, you could leverage that untapped equity for future opportunities. For instance, you might consider purchasing an investment property or enhancing your current property’s value through renovations. Understanding your equity position is a vital step in creating long-term financial stability.
While the fundamentals of CGT are straightforward, the specifics often vary based on individual circumstances. Timing, usage history, and ownership structure all play a role in determining your tax obligations. By seeking professional guidance from the Attune Advisory team and maintaining accurate records, you can approach property sales with absolute confidence and clarity.
If you’re considering selling a property or want to explore how CGT applies to your situation, contact the Attune team on 1300 866 113 – we are here to help you make the most of your tax position when it comes to property ownership.
