Tax and legal advice

Investors Ask: Capital gains tax

By Reporter

 

Q. I have owned an apartment for 15 years. I lived in it for six years then rented it out ever since. I have recently divorced from my wife who now has sole ownership of our previous PPOR. I am now looking to sell my investment property to fund a new home. What will my CGT obligations be? If I move back in to the property for a period will that reduce my tax?

A. The general rule is that a dwelling is exempt from capital gains tax (CGT) where it is occupied as a main residence (MR) from the date of purchase and continues so until sold.

A property continues to maintain its exemption from MR CGT? while being rented out – for an additional six years - if no other property is nominated as a MR.  This is particularly helpful for people who have to travel or are relocated for work purposes.

However where another (owned) property is nominated as a MR such as a matrimonial home, CG will accrue on the rental property from the date it was first available for rental.

CG is generally calculated as the difference between net sale price and purchase price. In a situation where the property was a MR for a period of time, the cost base is taken to be the market value at the time the property was first rented out. This preserves the exempt status of the capital growth up to the point of rental. (Market value can be obtained from either a registered valuer or an estate agent.)

If the property is reoccupied as a MR, a CG tax liability may arise on sale. However the CG will now be apportioned between the period of rental and second time occupation as MR.

In deciding whether or not to reoccupy the property as a means to reduce the ultimate CG tax liability, consideration must be given to the additional growth the property will acquire during the second MR occupation period.  

Shukri Barbara, principal adviser, Property Tax Specialists

If you have a question for one of our experts, email it to: [email protected]

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podcast

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In this episode of the Smart Property Investment Show, Dominique Grubisa joins host Phil Tarrant to share her personal story which saw her hit rock bottom with excessive debt during the GFC.

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Dominique unpacks how, by relying on her background in law, she was able to overcome that debt and in doing so develop a unique investment strategy which she believes many can utilise today.

Dominique discusses distressed properties, and how she goes about finding them in order to buy property well below market value. She shares the process of identifying distressed properties as well as the controversy surrounding this buying method.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

RELATED AREAS OF INTEREST:

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To hear more about these services, make sure to tune into this episode of Property Showcase!

 Make sure you never miss an episode by subscribing to us now on iTunes!

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Many investors who would have been successfully approved for finance last year are struggling now to either begin or continue their property investment journey because of the current financial climate.

In this episode of the Smart Property Investment Show, broker John Manciamelli and Momentum Media director Alex Whitlock joins host Tim Neary to discuss how APRA changes and the royal commission have resulted in a tighter lending economy and what that means for Australian investors.

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AREAS MENTIONED:

Hobart
Bondi
Deception Bay

 

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Getting finance approved in this tightening lending environment

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