Sample · not a live model

Investor Impact Report

Sample only. The modelled value, attributes and nearby sales are the Marrickville HtAG figures already printed on the published sample report. Suburb prices are fixtures/marrickville-house-trends.json. Purchase price and month are sample inputs. Data sourced from HtAG Analytics. This page does not call HtAG.

Rules version 15 October 2026

On the assumptions used in this analysis…

Better off below 4.5% growth a year

You're better off under the new rules if growth after 2027 stays below 4.5% a year; worse off above it. Suburb's recent growth: 3.7%. Across 0% to 8% growth, the illustrated difference runs from -$89,719 to $245,303.

50% discount: $509,354
New rules: $603,860
Difference: +$94,506

This is general information, not tax advice. Your registered tax agent can apply these numbers to your personal position.

What this shows: Illustrated tax under the 50% discount and under the 2027 rules, at the growth rate and sale year selected.
What it doesn't: no finding of eligibility for a concession, exemption or cost-base item, and no personalised tax advice. The dollars are a scenario, not an assessment.
Indicative only: based on the numbers you gave us and published rate tables at the date shown.

Tax by growth rate

Same hold (10 years after 30 June 2027) and the same sale-year income. Indexation uses 2.5% CPI a year from 1 July 2027. Illustrated tax is lower under indexation when growth after 30 June 2027 stays under about 4.5% a year, at a 2.5% CPI assumption. Above that, the 50% discount illustrates less tax. The rough crossover is about twice inflation.

50% discount New rules

0% a yearlevel

2% a yearlower under new rules

3% a yearlower under new rules

4% a yearlower under new rules

5% a yearhigher under new rules

6% a yearhigher under new rules

8% a yearhigher under new rules

Growth	Sale price	50% discount	New rules	Difference
0%	$1,743,349	$185,354	$185,354	−$0
2%	$2,125,133	$275,074	$185,354	−$89,719
3%	$2,342,915	$326,252	$237,656	−$88,596
4%	$2,580,582	$382,104	$349,360	−$32,744
5%	$2,839,732	$443,004	$471,160	+$28,156
6%	$3,122,072	$509,354	$603,860	+$94,506
8%	$3,763,760	$660,151	$905,453	+$245,303

What this shows: How illustrated tax moves with the growth rate after 30 June 2027. The 30% minimum tax is included where it applies.
What it doesn't: no finding of eligibility for a concession, exemption or cost-base item, and no personalised tax advice. The dollars are a scenario, not an assessment.
Indicative only: based on the numbers you gave us and published rate tables at the date shown.

When a sale is modelled

A sale on 30 June 2027 illustrates the same tax under both rules. Pre-2027 gains keep the 50% discount either way. Selling earlier is not what locks that discount in.

30 June 2027$185,354 discount · $185,354 new rules
3 years later$263,611 discount · $278,866 new rules
5 years later$323,921 discount · $354,815 new rules
10 years later$509,354 discount · $603,860 new rules

What this shows: Illustrated tax at several sale dates, at the one growth rate selected for the headline.
What it doesn't: no finding of eligibility for a concession, exemption or cost-base item, and no personalised tax advice. The dollars are a scenario, not an assessment.
Indicative only: based on the numbers you gave us and published rate tables at the date shown.

The value used at 30 June 2027

Estimated value at 30 June 2027: $1,698,725 if prices stay flat, up to $1,743,349 if the suburb's growth over the last 12 months continues. The comparison below uses $1,743,349. Recent suburb growth: 3.7% a year. Data sourced from HtAG Analytics.

If prices stay flat to 30 June 2027 · $1,698,725Higher under new rules
Comparison value · $1,743,349Higher under new rules

Protected pre-2027 gain in the comparison: $802,359.

What this shows: The same scenario at each end of the 30 June 2027 value range. The band is not a confidence interval from the data provider.
What it doesn't: no finding of eligibility for a concession, exemption or cost-base item, and no personalised tax advice. The dollars are a scenario, not an assessment.
Indicative only: based on the numbers you gave us and published rate tables at the date shown.

Negative gearing

Established and contracted before the cutoff — grandfathering illustrated

On the facts entered, the property is established and was contracted before 7:30pm AEST on 12 May 2026. Rental losses are illustrated as still able to offset salary until the property is sold. That is general information about grandfathering, not a finding that this contract qualifies.

What this shows: A cash-flow illustration from the contract timing and dwelling type you asserted. It does not decide whether the contract is grandfathered.
What it doesn't: no finding of eligibility for a concession, exemption or cost-base item, and no personalised tax advice. The dollars are a scenario, not an assessment.
Indicative only: based on the numbers you gave us and published rate tables at the date shown.

Is a 30 June 2027 valuation worth it?

An option, not a requirement. The choice between a market value and the draft formula is made in the tax return for the year of sale. Draft — not law.

In 3 of 9 scenarios a valuation saves $13,781–$35,143; otherwise you'd use the formula and you're out only the fee.

The modelled value differs by more than 15% from the middle of recent priced sales or from the suburb typical price. A desktop is about $250–$400; an inspection is about $500–$760. Where a scenario shows no benefit, you would use the formula and the valuation fee is the only amount at stake. The choice between a market valuation and the draft formula is made in the tax return for the year of sale. Draft — not law.

What this shows: Whether a valuation illustrates less tax than the draft formula, across sale years and growth rates. The fee comparison uses a $400 desktop ceiling.
What it doesn't: no finding of eligibility for a concession, exemption or cost-base item, and no personalised tax advice. The dollars are a scenario, not an assessment.
Indicative only: based on the numbers you gave us and published rate tables at the date shown.

What you could do

General information. Each item is a question for a registered tax agent, not an instruction.

Timing of a sale against 30 June 2027
A sale on 30 June 2027 illustrates the same tax under both rules. Holding 10 years illustrates $94,506 more tax under the new rules than that reset date. 30 June 2027 is not a deadline to sell.
Illustrated dollar: $94,506. Discuss with your registered tax agent.
A 30 June 2027 valuation, as an option
A valuation dated 30 June 2027 keeps a market value available beside the draft formula in the sale-year return. It is not required to keep the 50% discount on the pre-2027 gain. On these scenarios the illustrated gap does not clear a desktop fee.
No dollar is computed for this item. Discuss with your registered tax agent.
Records for indexation
Indexation from 1 July 2027 lifts the base used for the post-2027 gain by about $488,285 over this hold. The contract, the duty receipt and improvement receipts are what a tax agent uses to support the starting value. There is no ATO guide yet on evidencing the 30 June 2027 value.
Illustrated dollar: $488,285. Discuss with your registered tax agent.
Negative gearing carry-forward
Established and contracted before the cutoff — grandfathering illustrated. This illustration does not show a carry-forward cash-flow change.
No dollar is computed for this item. Discuss with your registered tax agent.
New dwelling or established
An established dwelling does not get the new-dwelling election. A contract before 7:30pm AEST on 12 May 2026 is illustrated as grandfathered for negative gearing. A later established purchase is illustrated as ring-fenced after 30 June 2027.
No dollar is computed for this item. Discuss with your registered tax agent.
Who owns the property
These tables use resident individual rates. A joint holding is illustrated on 100% of the gain. A trust, company or SMSF is a different question: which entity holds the title, and which rules that entity is under. This report does not answer it.
No dollar is computed for this item. Discuss with your registered tax agent.

What to take to your tax agent

NowGather the purchase contract, the stamp duty receipt, and receipts for capital improvements. Take this pack to a registered tax agent. The figures are scenarios on the assertions in the appendix.
April–June 2027An inspected valuation dated 30 June 2027 is worth pricing (about $500–$760) on the scenarios in the valuation section. Booking earlier avoids the end-of-financial-year queue. The choice of method is made in the sale-year tax return.
30 June 2027The law treats the asset as sold and reacquired just before 1 July 2027. Nothing is payable that day. Dated photos of the property's condition are useful evidence. 30 June 2027 is a valuation and modelling date, not a deadline to sell.
When the property is soldIn the tax return for the year of sale, the illustrated choice is a market value at 30 June 2027 or the draft apportioning formula, whichever produces less tax. The formula is not a registered instrument.
After saleKeep this report, any valuation, and the property records for at least five years after the sale. If the registered formula or the No. 3 Bill changes, the rules version on the cover is the one these scenarios used.

Property

Smith Street, Marrickville NSW

Purchase: June 2012 · $900,000
Indicative cost base: $940,990
Type: House
Bedrooms: 2
Bathrooms: 1
Land: 127 sqm
Floor: 120 sqm
Year built: 1994

Suburb price history

2024-102026-09

Suburb typical price, sorted by month. Thin sale months are left out of the growth rate. Data sourced from HtAG Analytics.

Observed range — recent comparable sales

On the assumptions used in this analysis…

These are recent sales our data provider records near your property, filtered for similarity. They are not valuer-selected comparables — a valuer inspects, adjusts and defends; this is the raw observed spread.

Lowest priced saleHighest priced sale

$1,470,000$2,360,000

Across this observed range, your evidenced baseline could differ by $890,000. Compare that spread to a typical fee ($250–$400 desktop, about $500–$760 inspected).

8 priced sales (3 unpriced not counted)

Address	Sold	Price	Beds	Land
92 Metropolitan Road Enmore NSW 2042	Sept 2026	$1,470,000	2	120.1 sqm
84 Metropolitan Road Enmore NSW 2042	Sept 2026	$1,778,000	2	121 sqm
9 Commodore Street Newtown NSW 2042	Sept 2026	unpriced	2	119 sqm
75 Yelverton Street Sydenham NSW 2044	Aug 2026	unpriced	3	146 sqm
30 Francis Street Enmore NSW 2042	Aug 2026	unpriced	3	143 sqm
17 Pearl Street Newtown NSW 2042	Aug 2026	$1,850,000	3	114 sqm
64 Silver Street Marrickville NSW 2204	Aug 2026	$1,700,000	2	140 sqm
89B Camden Street Enmore NSW 2042	Aug 2026	$1,580,000	2	93 sqm
49 Juliett Street Marrickville NSW 2204	July 2026	$1,640,000	2	124 sqm
25A Edith Street St Peters NSW 2044	July 2026	$2,360,000	3	121 sqm
185 Addison Road Marrickville NSW 2204	July 2026	$2,000,000	3	161 sqm

This is general information, not tax advice. Your registered tax agent can apply these numbers to your personal position.

What this shows: the raw min–max of similar recent sales near this property (same property type, beds 1–3, land ±30% of your lot size, within 1 km). No median, mean, or percentile is computed — those would imply statistical weight the sample size can't carry.
What it doesn't: no eligibility for any concession or exemption, no tax rates applied to your figures, no personalised tax advice.
Indicative only: based on the numbers you gave us and published rate tables at the date shown.

Data sourced from HtAG Analytics

What this shows: Property facts and, where shown, a suburb price series and a range of filtered sales. The modelled value is not a valuation.
What it doesn't: no finding of eligibility for a concession, exemption or cost-base item, and no personalised tax advice. The dollars are a scenario, not an assessment.
Indicative only: based on the numbers you gave us and published rate tables at the date shown.

Method, sources, and what is still draft

Pre-2027 gains are illustrated with the 50% discount. Post-2027 gains are illustrated after indexation from 1 July 2027 only.
The 30% minimum tax applies to the real post-2027 gain unless income support in the sale year was asserted.
A paper loss is not illustrated as a tax refund.
Sale costs, depreciation and Division 43 are not in the tax arithmetic. Stamp duty is in the indicative cost base when the duty table covers the contract month, and the report says so when it does not. Capital improvements are in the cost base only when an amount was entered.
The apportioning formula is the Treasury exposure draft of 3 August 2026. It is not a registered legislative instrument, so it may change.
The Treasury Laws Amendment (Tax Reform No. 3) Bill 2026 was introduced on 14 October 2026 and is not yet law. It includes a 30% minimum tax for discretionary trusts from 1 July 2028, rollover relief, and a definition of new residential dwelling.
There is no ATO guidance yet on how to evidence the 30 June 2027 market value.
Indexation in these scenarios uses 2.5% a year from 1 July 2027 unless a yearly CPI series is supplied. It is not the ATO index. Indexation does not run back to the original purchase date.
Medicare is a flat 2%. The low-income reduction and the surcharge are not applied.

Resident rates are the 2027–28 scale, including 14% from $18,201 to $45,000, plus a flat 2% Medicare levy. Sources include the Tax Reform No. 1 Act 2026, the Budget explainer on negative gearing and CGT, and the Treasury exposure draft of 3 August 2026. HtAG Analytics supplies modelled values, suburb series and comparable sales on paid reports only.