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CGT Ready

When to Get Your 1 July 2027 CGT Valuation

If the 1 July 2027 cost base reset applies to you, timing is a fair question: you can’t value a date that hasn’t arrived, but you also don’t want to leave the evidence until it’s gone cold. Here’s how to think about when — calmly, not in a rush.

Why the value can only be finalised from 1 July 2027
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The reset sets your new cost base at your property’s market value immediately before 1 July 2027 — its value at the end of 30 June 2027 — which the law then treats as your acquisition cost on 1 July 2027. A value as at that moment can only be finalised once the date has passed — it reflects the market at that specific point. So the finished, signed report is produced from 1 July 2027; what you do before then is prepare and reserve, not finalise.

Reserve now, report from the date
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There are two separate things, and it helps to keep them apart:

  • Reserving (or registering) records your intent and locks in the pathway. It costs nothing today and commits you to nothing — it simply means you’re organised and ready to go when the date arrives.
  • The finished report is the signed valuation itself, assessed as at the end of 30 June 2027 — the moment just before 1 July 2027 that the law values your property at — and produced from 1 July 2027 onward.

You can reserve a dated valuation now with no payment, or register interest here for a reminder — then have the report finalised once 1 July 2027 has passed.

Contemporaneous evidence vs a later retrospective valuation
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You can value close to 1 July 2027, or you can commission a retrospective valuation years later. Both are legitimate — but they’re not equally easy to defend.

Evidence goes cold. Close to the date, the things a valuer relies on are fresh: comparable sales around 1 July 2027, the property’s condition, and your own records. Reconstruct that value three or five years later and those inputs are harder to pin down — comparable sales must be found in old data, the property may have changed, and memories fade. A contemporaneous valuation, captured around the date, is usually cleaner and easier to stand behind if questions arise later.

That’s not a reason to panic-book — it’s a reason to diarise 1 July 2027 and be ready to capture the evidence while it’s fresh.

Is a valuation even required?
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No — it’s a choice. A dated valuation is elective, but market value is the statutory default: the Treasurer’s free apportioning formula is the alternative, estimating the 1 July 2027 value by compounding a single growth rate across your whole ownership period. A signed valuation earns its keep when the formula would understate your real 1 July 2027 value, or when you want independently defensible evidence. How the two compare is set out at CGT cost base explained — and your accountant can say which fits each property.

Pricing
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Our value CGT option: on-site (full inspection) from $621 — a CGT cost base is a figure someone else will test, so that’s the level to use. Desktop from $269 involves no inspection and suits lower-stakes purposes. Registering costs nothing today. Prefer the premium, defensibility-first path? Reserve at CGT Valuation Ready.

Register interest
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No payment is taken — we reply with a fixed quote for your property. By submitting you agree to be contacted about your request.

We use your details to prepare your quote, and to arrange and deliver your valuation. If you engage us, we also create and keep a long-term record of the property's documents and condition as at 30 June 2027, so that you, your accountant, or a valuer you appoint can use it when the property is eventually sold. We keep property information after your personal details are removed, to improve our valuation reference data. We do not sell your personal information. Your details are handled by our email provider, Brevo, which stores data in the EU. See our Privacy Policy.

We use your details to prepare your valuation and to contact you about it. If you engage us, we also create and keep a long-term record of the property's documents and condition as at 30 June 2027, so that you, your accountant, or a valuer you appoint can use it when the property is eventually sold; and we keep property information after your personal details are removed, to improve our valuation reference data. See our privacy policy; you can ask us to delete your details at any time.

Related next steps#

Common questions
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When should I get my 1 July 2027 CGT valuation?
A value as at the end of 30 June 2027 can only be finalised once that date has passed. Many owners capture evidence around the date and have the dated report produced from 1 July 2027, rather than reconstructing the value years later. Ask your accountant what suits you.
What's the difference between reserving and the finished report?
Reserving (or registering) records your intent and locks in the pathway at no cost today; the finished, signed valuation is produced from 1 July 2027 with the value assessed as at that date.
Why not just get a retrospective valuation later?
A later retrospective valuation is possible, but evidence goes cold — comparable sales, property condition and records are hardest to reconstruct with time. Contemporaneous evidence is usually cleaner and easier to defend.
Is a valuation required for the reset?
No — it's elective. The Treasurer's free apportioning method is the alternative. A dated valuation is worth it when the formula would understate your real 1 July 2027 value or you want independently defensible evidence. See valuation vs the apportioning method.
Can the valuation be ATO-approved?
No such status exists. A signed report is an independent, ATO-acceptable valuation by a qualified valuer.
What does a valuation cost here?
The value CGT option is on-site (full inspection) from $621 — the level to use for a figure the ATO may test — or desktop from $269, which has no inspection and suits lower-stakes purposes. The premium, defensibility-first path is at CGT Valuation Ready.

General information only — not tax, financial or legal advice. Any indicative appraisal is automated and is not a certified or ATO-suitable valuation; the signed valuation is provided separately.