The CGT provisions specify that a CGT event can occur upon the sale, gifting, destruction / loss or transfer of a CGT asset.
CGT assets specifically exclude personal use items under the $10k cost base threshold, motor vehicles, main residence, bonds and notes sold at a discount, winnings from gambling. Refer to s118-10 of ITAA97 for further information.
The purchase or sale occurs at the making of the contract of sale, or if there is no specific contract, at delivery of the asset or transfer of title.
Important dates:
| September 1985: |
CGT assets purchased after this date may be liable for CGT upon a CGT event. |
| September 1987: |
Capital works deductions for buildings / extensions reduce from 4% to 2.5% p.a if built / purchased after this date. |
| August 1991: |
Non capital costs relating to CGT assets purchased after this date are allowed in the 'Cost base', assuming they have not been claimed or the opportunity to claim has passed. |
| August 1996: |
Properties used to produce income after this date for the first time, can substitute the existing 1st element for the market value of the property when income is first produced. |
| May 1997: |
Certain parts of the cost base will be offset if a deduction is claimed for assets purchased after this date.
Depreciation claimed for Plant and Equipment or as a capital works on buildings purchased after this date will have to be offset against the cost base. |
| July 1998: |
The sale of Personal use assets where the 1st element is over $10,000 will be assessed for CGT. |
| June 1999: |
Capital works that occured after this date on buildings purchased pre May 1997 do not need to offset the depreciation against the cost base as only deductible expenditure related to the 2nd and 3rd element can be offset. |
| September 1999: |
Discount method becomes the primary method available to individuals and trusts after this date. |
The main residence exemption is important as it effectively allows the profitering of your home every 5-7 years without any capital gains tax.
Furthermore, the main residence exemption can remain if you choose to rent out your premise by living in the property initially as your main residence for atleast 12 months before renting it out for up to 6 consecutive years. To renew the main residence exemption, you will than have to live in the premise for another 12 months.
During this time, you must not purchase another property to live in as that property may be deemed to be your main residence.
If you treat the property as an investment (and not a main residence), you should rent it for atleast 12 months to get the 50% CGT discount, even though you may have lived in it previously for more than 12 months. This is the due to the August 1996 rule relating to the market value substitution.
If you were to split your main residence into more than 1 title or blocks, only the block that you continue to use as your main residence will keep the main residence exemption. The other blocks of land will lose the exemption entirely as if it never applied, but the land will be eligible for the CGT discount given the purchase date is back dated to the original purchase or transfer event.
A common strategy is to split the land, sell the block that contains your main residence and move into the other block you have created. In this instance, you may be subject to some sort of capital gains tax as the main residence exemption on the new block starts when you first moved into it and not beforehand.
Alternatively, if you and your partner decided to have different properties as your main residence, you will be restricted in the level of exemption allowed for both people. Usually 50% will be exemptand 50% will be subject to CGT for each property as a starting point.
Losses from Capital Assets must be offset in a particular order from earliest to latest. Losses from collectibles can be applied to offset the capital gain that you choose.
The sale of a property that includes chattels like furtniture, appliances, whitegoods, that are not annexed to the house, may be separate Capital Assets if the cost base is over $10,000 for personal use assets or used for a personal use at any time if its related to an investment property. Separate depreciating assets used wholly for investment property purposes will be assessed as income or a deduction based on Division 40.
The main residence exemption also extends to a dwelling owned by a trust where the beneficiary is absolutely entitled or where the trustee of a deceased estate holds the home for certain beneficiaries.
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