Capital Gains Tax / Retrospective
McLean Gladstone provides independent, certified retrospective (backdated) property valuations across South Australia—accurately determining a property’s value at a specific past date for tax (including CGT) and family law matters, with compliant, defensible reports tailored to your situation.
What is a Retrospective Property Valuation?
A retrospective, backdated or historical property valuation determines a property's market value at a past date. It considers the property's condition, characteristics and market conditions as they existed at that time, rather than today's market. This helps where no contemporaneous valuation exists or historical values are required.
Key Reasons for Retrospective Valuations
Capital Gains Tax (CGT) Valuations
Historical property valuations may be required to establish market value for CGT calculations. The relevant date depends on the circumstances, including when a property was acquired, first used to produce income or affected by transitional legislation.
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30 June 2027 CGT Transition Valuations
From 1 July 2027, changes to Australia's CGT rules will generally replace the 50% discount on future gains with inflation-based cost-base indexation and a minimum 30% tax rate. The changes generally affect individuals and certain trusts and partnerships, while specific rules and concessions apply to some assets, including eligible new residential buildings.
For eligible assets held across the transition, a market valuation as at 30 June 2027 can help distinguish gains accrued before and after the changes. A statutory apportionment alternative may also be available, so an independent valuation is not mandatory in every case.
McLean Gladstone prepares independent 30 June 2027 valuations for residential investment, commercial and industrial properties to support property owners and their tax advisers.
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Converting a Main Residence to an Investment Property
When a main residence is first rented or otherwise used to generate income, a valuation at that date may be relevant to CGT calculations, subject to applicable exemptions and eligibility rules.
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Foreign Resident CGT Valuations
Special rules apply to foreign residents and changes in tax residency. Eligible taxpayers may require a historical valuation as at 8 May 2012 for transitional CGT discount calculations. Tax treatment and relevant dates should be confirmed with a qualified adviser.
Family Law and Property Settlement Valuations
Independent valuations support divorce, matrimonial property settlements and related legal proceedings. Depending on instructions, a current or historical valuation, including at separation, may be required.
McLean Gladstone provides impartial reports for solicitors, mediators and parties, including expert evidence where appropriate.
Deceased Estate Valuations
Date-of-death valuations may assist with estate administration, asset distribution and CGT matters. We provide independent historical assessments for executors, beneficiaries, solicitors and accountants.
Our Retrospective Valuation Process
Our valuers investigate the property's historical characteristics, site details, improvements, condition and planning controls, alongside comparable sales and market conditions at the valuation date.
For CGT purposes, our valuations include an on-site property inspection, where access is available, supported by historical property records and comparable sales evidence. Reports are prepared with appropriate documentation and valuation reasoning to support their findings in the event of an ATO review.
Material differences are assessed and any limitations arising from incomplete historical records are explained.
We produce independent, evidence-based reports consistent with relevant professional standards and the stated valuation purpose.
