12/05/2026
💰 CAPITAL GAINS TAX: This Is Not Just About Property
This is one of the biggest tax changes in the Budget.
From 1 July 2027, the current 50% capital gains tax discount will be replaced with cost base indexation for assets held for more than 12 months.
There will also be a 30% minimum tax on net capital gains.
Here is how the new rules break down:
If you sell before 1 July 2027:
The current 50% CGT discount still applies, assuming you are eligible.
If you already own an asset:
You are not completely “grandfathered” forever. The Budget says gains arising before 1 July 2027 can still use the 50% discount, but gains arising after that date fall under the new system.
If you own a pre-CGT asset:
This is a big one. The Budget says the new rules will apply to pre-1985 assets too. Gains arising before 1 July 2027 remain exempt, but growth after that date may be brought into the CGT system.
If you buy a new residential property:
There is a special carve-out. Investors in new residential properties will be able to choose either the 50% CGT discount or indexation plus the minimum tax.
If you own shares, business assets, farms or investment properties:
The Budget says this applies to all CGT assets held by individuals, trusts and partnerships. So this is much broader than housing!
What this means in practice:
The 50% discount was simple: make a $100,000 gain on an asset you owned for more than 12 months, only $50,000 is taxable.
Indexation is different. It increases your cost base for inflation, then you pay tax on the remaining gain. That can be better or worse depending on the asset, and depending on inflation.
For assets with a decent original cost base and long ownership, indexation may help.
But for assets with a low or nil cost base, like a business you started from scratch, indexation is TERRIBLE.
Example: if you started a business with a nil cost base and sell it for $5 million, there is nothing much to index. Losing the 50% discount makes an enormous difference. Assuming you qualify for the small business CGT concessions you would pay tax on $1.25m under the 50% discount method vs tax on $2.5m under indexation.
The big takeaway:
This is not just a property investor issue. It will affect business sales, family farms, shares, trusts, partnerships and long-held family assets. We have 1 year before the changes kick in so it will be very important to review assets and when you plan on selling.