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The 2027 CGT evidence pack
A running checklist of what to keep so that, when the time comes to defend a baseline for your property at 30 June 2027 — with or without a formal valuation — you're not reconstructing it from memory.
Owner-collected evidence doesn't replace a valuation, and none of the items below are things we decide are eligible for anything — that's your tax agent's call. It just puts the raw material in one folder.
Dated photographs of every room and the exterior
The single most useful thing you can do today. A valuer inspecting years later relies on your record of condition at (or close to) the cutover date. Aim for wide shots plus close-ups of any recent works.
- Every room, including kitchen, bathrooms, laundry, garage
- Front, back and side elevations
- Any renovations, extensions, decks, pools, driveways
- Yard and garden condition
- Save originals with EXIF dates intact — do not re-save through apps that strip metadata
Condition notes — plain-English, dated
A short written record of the property's condition at the cutover. Half a page beats nothing. Write it now while you remember; a valuer can use it later.
- Recent works and their approximate cost (keep receipts separately — see below)
- Known defects (roof age, plumbing, structural)
- Any current or recent leases (with dates and rent)
- Anything unusual: heritage overlay, easements, disputes
Council rates notice + water/utilities
The council valuation on the rates notice is not a market valuation, but it dates the property's records and captures land + capital-improvement values the council uses.
- Most recent rates notice
- Water/sewer notice
- Owners-corporation / strata notices if applicable
Any recent free estimates or agent appraisals
Portal estimates (realestate.com.au, Domain, your bank's app) and letter-drop agent appraisals are not valuations, but they are dated evidence of what the market was pricing this property at. Screenshot them with the date visible.
- Portal AVM screenshots (dated URL bar visible)
- Written appraisals from local agents (agent name, date, address)
- Contract of sale from your own purchase (title, date, price, adjustments)
Recent comparable sales in the same suburb
The raw list of what similar properties nearby have sold for around the cutover. Not valuer-selected — a valuer will pick and adjust their own — but useful background if you (or they) need it.
- Property address, sold date, sold price
- Bedrooms, bathrooms, land area if known
- Source (portal listing, RP Data, council records)
Improvement receipts (for cost base + Division 43)
Not for the cutover valuation itself — for your tax agent, when the property is later sold. Receipts for capital works may adjust your cost base; some may already have been claimed as depreciation (Division 43), in which case they cannot also add to cost base. Your tax agent decides — keep the paperwork so they can.
- Invoices and receipts for renovations, extensions, major repairs
- Trade certificates (electrical, plumbing) — dates and licence numbers
- Council permits and inspection sign-offs
- Depreciation schedules if commissioned
The legislative background
The default reset to market value at 30 June 2027 is now law (enacted June 2026). An alternative apportionment method may be determined by the Minister under s 112-185 — no apportionment instrument is currently registered. Treasury's exposure draft of 3 August 2026 uses compound growth (nine-step). It is draft — not law. The Treasury Laws Amendment (Tax Reform No. 3) Bill 2026 was introduced on 14 October 2026 and is not yet law.
If the draft becomes law, our reports and this page will say so plainly.
Ready for the numbers?
The free calculator gives you the indicative cost base for this property and the break-even a valuation would need to justify. Sixty seconds, no email.
Decision aid only — not a valuation or tax advice
This checklist is general information intended to help you keep useful records for your own use and your tax agent. Nothing here is a valuation, and nothing here determines what a tax agent or the ATO will accept. Always consult a registered tax agent and, where relevant, a certified practising valuer before acting.