How to Avoid Capital Gains Tax When Selling Investment Property in Australia
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- เผยแพร่เมื่อ 27 มิ.ย. 2024
- Capital gains tax is one of the biggest killers of investment returns and can be the killer of your property dreams.
In this video, I'll explain six legal strategies to avoid capital gains tax on investment properties in Australia.
Strategy 1: Consider the timing
It is wise to consider which financial year you choose to sell your investment property in. If you know your taxable income is going to be larger next financial year, it would be best to sell your property in this financial year to make the most of your lower marginal tax rate.
Strategy 2: 50% discount
A capital asset that has been owned for 12 months or more is eligible for a 50% discount of the gross capital gain. So by holding onto your assets for at least 12 months, you can save a significant amount in taxes.
Strategy 3: Primary residence exemption
Your primary residence/family home is exempt from capital gains. Australians may only have one primary residence at a time so carefully consider your options if you have more than one property.
Strategy 4: Six year rule
The temporary absence rule - commonly known as the six year rule - allows Australians to elect a property to be their primary residence for up to six years without actually living in that property.
Strategy 5: Increase cost base
Ensure you include all costs associated with the property when calculating the cost base of your property. The cost base can include: acquisition price, incidental costs (stamp duty, advertising, valuation costs, professional advice), costs of ownership (non-deductible interest, repairs & maintenance, rates, land tax - note that these had to have been non-deductible), and capital costs to increase value (construction, renovations and extensions).
Strategy 6: Utilise capital losses
Offset the capital gain from the sale of your investment property with previous year capital losses, or decide to "tax loss harvest" by selling any other losing capital positions (unrealised losses on shares) to offset the gain in the current year.
Book A Professional Tax Consultation: www.sustainableprofits.com.au
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Ty
spoken in plain english and explained clearly and concisely. thank you
Thanks Michael, very informative and helpful!
Nice video. Simply put. Thanks for not complicating things.
Beautifully explained..! Thank you mate.
You are welcome!
Awesome video, thanks for your great work. Just came across your channel and subscribed. like the no-nonsense straight-to-the-point video.
Thank you!
Great information mate! Much appreciate this 😃👍 Just subbed! Cheers!
Thanks GG! I appreciate that
more of this please, love your content
Thank you very much!
Thank you for a concise and on-point structured presentation. ( many others could learn this style from you !! ).
Very informative, thanks a lot! 👍
My pleasure!
Can also consider making a concessional contribution - and using catch up contributions too. Great work
Great video .. very informative and explained extremely well
Thank you!
very informative thanks!!
mate thank you so much for the guide. actually answer many of my questions. Thank you thank you thank you.
Glad I could help :)
Great info and very clear
Glad it was helpful!
Thank you, it really helped.
wonderful ideas you are a champ !
Excellent video, very informative
Glad you enjoyed it!
Amazing videos! I regret I haven’t subscribed to your channel before I bought an investment property 2 years ago. At least it’s not too late
Always love your video's !! Do you have a video on selling rental property and putting the proceeds into a retirement account to save on Capital Gains? Thanks!!
Great video, thank you
Glad you liked it!
Very useful video. Make me more understand
You're welcome! Glad it was useful
thanks. you have helped me out.
Glad I could help
Very helpful!
Glad you think so!
Thanks Michael - your video just explained to me how to save $40k and possibly CGT on another 6yrs, soa lot lot more $$$. Champion
Glad I could share some ideas to save you some money!!
Thanks for the info
Glad you found it useful :)
thanks for tips
Very helpful
Great video mate. I'm curious what your thoughts would be on this situation, I have built a house finished 6 months ago it's my primary residence.had it valued at about 150k more than build cost. The market is high in Perth atm do you think it's more beneficial for me to rent it out for 10 years or make a quick profit and build again? I have another place I can live cheap enough while I build again....or who should I talk to more in depth about this?
Thanks
Hey, cheers for the superb video. Got a question for you.
When we buy stocks or an investment property do we put the purchase price + fees as capital loss for that year and simply calculate the gain/loss by subtracting from the sales price after selling it (after a few years)?
OR do we need to keep a record of all the expenses like purchase price, fees, renovation cost etc somewhere until we sell it to calculate the actual capital gain/loss?
Look forward to your answer, cheers!
Great video , I inherited my property and have kept it as a rental for 10 years so I’m confused on what CGT I will pay if I sell
Cool video, but WHY did I put that on my watch later list? I haven't even BEEN to Australia. 🤣
I don’t think one can claim interest and land tax if it’s an investment property as those expenses would have been included in the deduction when you do the annual tax return. ATO example did not include these expenses. But I am happy to be corrected.
just remember one thing, the ATO is primarily aimed at getting as much tax from people as possible. When it comes to any form of business expense, then it is deductible, otherwise your going to be charged tax on "profit" which doesn't exist.
Hey man, just wondering if you hold stocks or crypto for over a year, would you get the 50% off on capital gains
Thanks for this video just few comments. Cost of ownership is normally not in the CGT calculation as claimed separately as deductible expense every year the property is rented. Also the depreciation isn't this deducted from the cost base? This is again because it was already claimed as deductible expense every year the property is rented.
Hey, thanks for your comment. I didn't make it super clear in the video but the costs of ownership that are calculated for CGT are "non-deductible costs of ownership". These would be expenses that were not tax deductible at the time, i.e. interest paid on the property while it wasn't used to produce assessable income (e.g. it was vacant land or your primary place of residence). This area is pretty complex and is different on a case-by-case basis.
Regarding your point about depreciation: yes, you claim depreciation each year against the assessable income produced by the property. However, if you have any capital improvements, you can add these into the calculation of your cost base. Though, you must then subtract any depreciation claimed under Div 43 (capital works deduction). So effectively, you add to your cost base any capital improvements that are yet to be depreciated.
I hope this helped clarify some of your questions :)
Awesome listing of strategies. How about contributing capital gains to Super? Perhaps 7th strategy.
Thanks Sudheer! Are you referring to the Small Business CGT Retirement Exemption? This exemption can only be used when your capital gain is from the sale of a small business, and can't be used when selling investment properties.
Very helpful… relatively quick question, do you practice in NSW & are you taking on new clients with interesting POSITIVE challenges for a couple at a very pivotal junction on financial level, open to many options? 😁
Hey there, I’m happy to have a chat to see if we’re a good fit for each other. You can book a zoom call at www.michaelfrancis.com.au
Thanks
Hi,
Thanks for the video.
What happens if you have a place in Australia that you consider your primary residence, but have lived in the US for 7 years. We have been using the place for 3-4 months every year and one year we used it just under 6 months.
Thanks!
Is capital gains calculated from the purchase price (of a rental we lived in for 2 years) or the price of the house when moving out?
Ps great video
Hey Brendan, thanks for watching! In this situation, the cost base of the house is the value when you move out! So it is common for home owners to get a professional property valuation when they move out because it will usually result in a smaller capital gain
Hi Michael,
Learning alot on your vdeo regarding the property investment. Can you please do vdeo or advise what CGT I'm cover with my scenario?
1st property:
Build as my 1st home I live it for 2yrs as my primary residence after 2 yrs I decided to move back to my parents home my home become rental property for 2 yrs turning 3 yrs. Within this period of being tenanted I bought another investment property which is going to be constructed and completed in 8 months. My question is how can I except CGT if I want to sell the 1st property? And also do I pay CGT if the 2nd property will sell in 2 to 3 yrs? Or do you suggest I have to move back before I sell it to be.excepted on CGT?
Hope you can give me answer. Or vdeo that I can watch with same scenario.
P.S. this is in VIC AU property
Thanks.
JD
Can you do a video on ways to reduce CGT for crypto?
Great video mate, quick question regarding the residential house. Am I right in saying that when you sell it you don’t pay any capital gains tax?
Yep! If you’ve lived in it and it’s never been a rental property, no tax!
How long do you have to live in it for? I’ve currently been in my investment for 6 months and we’d like to move out soon. However, I called the ATO and they said you have to live in it for 12 months?
Hi Michael, for the six years rule, to still call it the main residence, the years that the property was rented out, should it be still reported as a rental property when lodging tax returns? Thank you.
Yes, you still pay tax on the income. You will nominate the property as your main residence in the tax return when you sell
I've been short term letting my apartment out since Nov 2017 however I've lived in the apartment for typically 1-4 weeks every few months since and have closed the calendar also for different reasons outside of my stay periods. Would the 6 year rule have reset each time I moved back in for these periods of time? Or would my stay periods be deduced from the 6 year period?
Very helpful, thank you.
One question:
6year rule - My accountant advised that I have to live in a primary place of residence AGAIN (after I moved out) within 6 years, to claim the CGT exemption. Is it wrong?
After my research you should move back in to your primary place of residence back before the six years. Stay in it for 6 months and move back out for another 6 years
Thanks for the info. Much appreciate it.
How does the capital gain calculated on a property which is bought as a block of land and after six months you build a house on it and lets say in another six months the build is complete and you sell it.
Now the land has been in possession for 12 months but the house, is only held on for 6 months.
Sorry to ask a complex question
Thanks
Depends if it was ever your main residence.
If not, I’d say the 12 month countdown starts from when the construction is finished
Can you explain more about the repair , maintenance, renovation costs of an investment property, as well as mortgage interest costs? I didn’t get clearly whether they are deductible from income when calculating cgt?
Hi Ulku. If you have a rental property which you're using to produce income, you're allowed to claim these expenses as deductions (interest, repairs and maintenance, etc.). However if you're not using that property to produce income for a period of time, expenses paid during that time are non-deductible holding costs and can be added to the cost base when you sell the property. For example, you might do substantial renovations on a property that takes six months. You can't have a tenant in there because it's a construction site, but you still have to pay interest & council rates. For the time when it's not available to rent, the interest & council rates you pay cannot be claimed against any income, and are therefore non-deductible holding costs. You then sell the property a few years later, you can include those non-deductible holding costs in the cost base to reduce your capital gain. Let me know if you'd like further clarification :)
Hi Ulku Yuksel, here are my videos that can help you:
fit out and refurbishment or renovation? - th-cam.com/video/9Sb5uGmsQNg/w-d-xo.html
For more Commercial Property videos:
th-cam.com/users/CommercialPropertyRoadshowWithHelenTarrantfeatured
Hi Michael. I am getting am separating from my wife. I am getting the investment house. If I keep the house for another 10 year then sell it do I pay CGT for those 10 years or from when I make it as my principal home now? I have also had it for about 5 years and had it negative geared and done renovation to it. Can I claim everything for the past 5 years?
How many years do you have to live in the property initially for the full exemption?
Hi there, if you win a property in a competition. If you have real-estate agent give an appraisal straight away. Can the appraisal be used as the tax free price before capital gains before selling?
I lived in my joint (1/4 owner) for 3 years. we owned it for 7 years. should I be paying CGT?
You sell when the market is best to sell…... If the market is awful and you are getting a pay rise that would tip you into the next tax bracket, you will need to seriously consider the cost savings compared to trying to sell in a market that is really poor. It is still probably going to be worth your while to wait until the market improves prior to selling. Unless of course your pay rise is going to put you into a tax bracket that was significantly higher than what you were already being taxed at and you are in a position where you don’t have a choice to wait for the market to improve.
what if you buy a house keep it for 1 year, then subdivide into two houses (duplex) and sell both in less than 1 year, does it goes by the old address purchase? or the new completed duplex finished being built
If I just bought it and lived for few days but have to move interstate for work. Can I still claim the PPR exemption?
How long do you need to have a property as you main residence for the 6 year rule to work 😊
thanks
You're welcome :)
We own a place in VIC thst we rent out but I live in Qld currently renting. We do claim office space in current place we live on tax. Does thst make the house we rent in Qld our ppr?
We want to keep VIC house as ppr as we want to sell soon and avoid cgt. How do I officially find out which place is our ppr?
great video ? where do you work ? wouldnt mind some advice
Are you based in Sydney and are you financial advisor as well? Am in transition to retirement interested to get financial advice.
Thank you great video. Quick question:
In relation to the six year rule, what if you initially rent it out after buying the property for few years and move in after but still within the six years. How will that work?
Thanks
Great question - will be a full video on this soon
@@MichaelFrancisVids thank you looking forward to it
@@MichaelFrancisVids
Have you uploaded this video? I was wondering how much capital gains tax you pay if you move into your investment property before selling.
Following this question as I am in exactly the same scenario. Has the video on this scenario been uploaded? Many thanks in advance! @@MichaelFrancisVids
Hello, I'm subscribing hard.
I am a tax official at the National Tax Service in Korea. I was conducting research on Australian property assessment methods and thank you for your useful information. (I'm going to Australia early next year to collect details.)
If the acquisition value or transfer value is unclear, I wonder how the Australian National Tax Service evaluates real estate, stocks, and cryptocurrency.
In Korea, real estate is valued first at the market price (6 months before and after the transaction), and if there is no market price, the law stipulates a supplementary evaluation method (annually discloses the market price). Can't you find out the details of this?
Great explanations, Michael. I learned a lot from it. Regarding the 6 year rules, could you please explain more about this? I bought a house in ACT and lived in it for 10 years and then rent it out when we moved to VIC. In VIC, we rent a house for 2 years and bought another house and moved to live in it for 3 years and then we sold the house in ACT. So in this case, can we be exempted from the CGT? if not, how it will be calculated?
Now thats exactly what i like to know. If i live in my 1st house 6 months rent it out. Then buy another house can i still keep 1st house as my primary address or does it only work if you rent another place
@@whynot2030 It only works if you rent another place. You're only allowed to claim the main residence exemption under the six-year absence rule.
If I hold an investment property for 7 years and then move in making that property my primary residence for another year and then sell that property. Will I be exempt from CGT?
Hey bud I would really appreciate your answer
Currently im living in my own home in Adelaide, but Im planing to buy in qld rent it initially and move in the home after two years…
I plan to keep Adelaide property as Ip.
Do i need to pay any taxes etc on brisbane property if I move in and plan to sell it after 5-10 years etc
Yes you will pay income tax on the rent you receive for the investment property
And you will (eventually) pay capital gains tax when you sell the Qld property. If you rent it out for 2 years, and sell it after 10 years, 20% of the gain will be captured under CGT
Can i put income from sell the investment property into super to reduce CGT? Do i need pay tax when withdrawal money when reach retirement? Thanks
Hi Amy, yes but only up to the concessional contributions cap ($27,500 from 1 July 2021). This works because you can generally claim a tax deduction for any concessional contribution you make into your super. For example, let's say you made a capital gain of $100k, you then contribute $27.5k into super, leaving you with taxable income of $72.5k. Your tax is then calculated on the $72.5k rather than the $100k capital gain.
Hi,
I currently hold an investment property. If I were to move into this place as a primary residence, would it eliminate paying CGT? I assume there would be some minimum living period required. Thanks
Hi James. This area gets a little complicated and tricky. It may not completely eliminate the CGT, instead you may have to prorata the time of when the property was rented out vs when it was your PPR. So say you own the property for 10 years: you rent it out for the first 6 years, then live in it for 4 years. You would have to prorata the CGT calculation for the time it was rented out, so that would be 60% of the total gain.
@@MichaelFrancisVids I was going to ask this question too. I'm trying to work out my capital gains tax. I lived in the property for 3 years then rented it for 3 then moved back in for 3 years. Then rented again for 12 months. So complicated but I I think I only have to pay 40% of the capital gain made
@@AusJD I thought that when you reside in your property as PPOR for many years and then rent it out for say 8 years and then decide to live in it again and make it you PPOR then you don't have to pay CCT for that period. However if you decide not live in it anymore and rent it out again and let's say for 4 years, then you sell it, then you only have to pay CCT for just that 4 years. That earlier 8 year period that I used as an example is cancelled out /forgotten.
@@LOPANindustries I hope so!
If I go over seas then I come back after 5 years how long do I need to live on my property for the 6 years to reset?
Regarding the 6 year rule, if I bought an investment property in August 2023 and have rented it out to live with parents, can I move into the investment property in 2027 for example to wipe out capital gains tax completely (primary place of residence)?
Or do I need to live in the house within the first year before moving out of it and come back within 6 years?
Help understanding this would be appreciated
For the 6 years rule, I live in the PPR for 6 months, then rent out. I can sell the PPR within 6 years without CGT. Can I claim the interests expense and costs related to renting that property?
Hi Amy, the 6 year rule is only applicable if you have not claimed another property as your PPR, so please be careful of this. Yes, you can claim interest and other costs against the assessable income the property is producing. Hope this helped :)
@@MichaelFrancisVids thank you
Could you help me clarify something.
Let's say I bought a property 12 months ago and it's been rented out for that period.
Now I want to sell it and make a profit.
Can I move in and make it my primary residence and then sell it let's say 6 months later? to avoid the CGT?
What is the time period? Would I be eligible to do this method and not pay any capital gains
Your advice is much appreciated. Thanks
No you can’t do this. you can’t backdate the six year rule to before you lived in it
for 6 year rule, can the original still be the principle residence if you buy and live into a new house after marriage?
What about if the property is owned by a company. Does this get taxed at the 26/30%? Also what if it is part of a trust
Hello there, please check my channel for more informative and very helpful videos in Commercial Real Estate Investing: th-cam.com/users/CommercialPropertyRoadshowWithHelenTarrantfeatured
Can I have an investment property be my primary residence if I run my business from home? I'm looking to make my first home an investment property that I live in so i can claim depreciation every year.
Many thanks
Assets acquired before sept 1999 can be indexed to CPI....
Hi Michael do you have an office that we can come to you to do our tax on the capital gain on our property
Thanks Michael Great video,
Just wondering if say you first rent out a property then decide 3-4 years down the track decide to live in it for 6 + months will the six year rule apply therefore can you avoid the capital gains for the 3-4 years you rented it out
In my opinion, the most useful strategy average Joes should focus on is to hold each investment property for a year before selling for the 50% tax discount.
🙏
With you new primary residence how long do u have to live in it. Before u can rent it out for six year rule cgt exemption?
Theres no exact number to this
but you need to prove it was definitely your primary residence
Before I had 2 properties. The first property I used it as a primary residence for 2 years then I rented it. Then the 2nd property I used it for 2 years then i sold the 2 properties.
Now the question is I like to buy another property investment. Do I need to use it as my primary residence before I'll put it for rent so that one day if I sell I won't be paying capital gains tax?
At the moment I'll living with my parents.
Thank you waiting for your advice.
You will have to pay capital gains tax on the time that it’s a rental property. There are some limited exceptions to this but could be eligible to you
so how long do we have to live in the place before we can officially call it our place of residence?
Hi T, while there's no definitive number, it comes down to a factor of things. Ballpark is 6-12 months
Need more advanced tips than the obvious please
I read somewhere that if you sell investment properties and buy another investment property within 6 months window, you don’t pay CGT. Is that still a thing?
Q 2: what if I inject CGT to another existing property investment (say I have 2 property investments). Am I still paying CGT?
Hi Farida,
Q1: this is only in the US. Australians don’t have the same property exchange
Q2: I’m unsure what you mean by inject.. like reinvest the profits you made from one property into another property? You would still need to pay CGT
I just moved into my new home dont really like the area. Now if i stay over six months make it my residental home then move over seas for 3 to 5 years come back to live in it or sell it. Does this mean I dont pay capital gain tax?
Yes you can nominate one property to be your main residence for up to 6 years after moving out
Hey, mate, a question for a mate. He purchased a house, moved in, and kept his rental after 4 months, went back to his rental, and now he is going to rent a house out. Does 6 years of rule work for him?
We are getting taxed CGT on our primary residence as it over 2 hectares. So disheartening
How long do I have to make a home I just purchased to be my main residence and then rent it out for up to 6 years not to lose on capital gains. So I purchased as a owner occupier rent it out 6 months or 12 months later the put it on rent. Plus a accountant advised me that I can't go overseas while home is rented out
There's no specific time frame but you need to be able to substantiate it was definitely your primary place of residence (all your bills go there, your licence has that address on it, etc.) You might hear accountants throw around 12 months or whatever, but there isn't any rules regarding the time - the longer the better.
@@MichaelFrancisVids thank you. How about the rule of not going overseas
I’ve had to crack out the textbooks just to be certain here!
The tax law says that you can continue to treat the property as your main residence for up to 6 years as long as you don’t treat any other dwelling as your main residence during your absence.
The example given in the tax legislation is a Australian that is posted overseas for work for 5 years and rent out their property whilst they’re away. After moving back, they sell the property, which is allowed to be treated as their main residence as no other dwelling was their main residence and they were away for less than 6 years. So the gain is CGT exempt as it’s their main residence.
So to make a long answer short, yes you’re allowed to go overseas to fulfil this exemption.
Your accountant may just be concerned about residency rules i.e. earning Australian income whilst not an Australian resident
@@MichaelFrancisVids Thanks mate. Legend
Hi mate, if I sold shares at a loss to offset the profits from a house, how long until I can repurchase those shares?
Hi Aaron, there’s no set period of time but more so about the circumstances. We need to be able to prove that you didn’t sell and then repurchase just for tax savings. I.e. your sentiment on the company changed, or the market shifted, etc
@@MichaelFrancisVids thanks mate
I've owned a block of land for 23yrs. I paid $105,000.00 in 1997 now sold in 2022 for $1,600,000.00. I am confused as thought after so many years plus when purchased would give me a 50% discount on the capital gains tax. I'm I correct on this. If anyone can help I would greatly appreciate the help thanking you so much Trish
Hi Trish, I think you would be eligible for the 50% discount, numbers would look something like this:
Capital gain before discount: $1,495,000
Capital gain after discount: $747,500
Tax paid (47%): $351,325
I thought cgl rollls to the next year and can't be used in same year?
Hey Doug, if you’re referring to capital losses… you can apply any capital losses against any current year capital gains. If the losses > gains, whatever is leftover will carry forward until you have gains to offset
What is the rule on selling a new house , less than 12 months old, that is your primary place of residence?
If it's your primary place of residence there is no CGT
Hello, can you do a clip on inheritance and capital gains tax. Specifically if the rural property had 2 titles on it. Thanks.
If a person moves from their home into elderly residential care - can the PPR still be the home they moved from?
Hi there, I haven't dealt with this situation before and with the limited facts it is hard to comment. There could be a case to argue its a PPR if it is vacant and not used to produce assessable income (i.e. rented out)
It sucks for me because I'm always earning between 400k to 500k per year, so timing doesn't matter
There are some other tax strategies for high income earners!
@MichaelFrancisVids could you briefly elaborate on some of these? I'm self employed and no partner so I do get exposed to high amounts of income tax. I'm always contributing the concessional cap towards super also each year.
Thanks in advance
Hi everyone can anyone tell me I have van since 2014 it's in my friends name. I used it for business. Now selling it do I pay tax or gst on it? I am self employed gst registered
Hey, if it's owned by your friend you don't need to worry about anything
@@MichaelFrancisVids I have been using it for the last 7 years. Now selling it and receiving the money. It was just other my mates name all this time
Without knowing your full situation... you generally have to declare the proceeds of the sale as income and pay GST when you dispose of a motor vehicle when you're in business
@@MichaelFrancisVids even if the vehicle was purchased in 2014 ? In 2014 the van was not used for tax credits. Service parts petrol was used for tax expenses. I use to think after 3 or 5 years there was no tax on sale of your van
Hi Michael, are you still working as an accountant? would like to contact you for assistance. cheers
Hi Al, sorry just seeing this message now. Yes you can contact me at michael @ michaelfrancis .com.au. Thanks
Capital gains tax should be renamed Economic Growth Tax. It’s a tax on investment and economic growth.
And if you have owned the property for 25yrs?
Then you're likely to have a large capital gain given the market growth over 25 years! The best way you could reduce your capital gain would be to ensure you've included all cost base items in the calculations.
Hi Micheal, at the end, you mentioned writing off capital loss of shares against capital gains of property. You can't do that. The asset class has to be the same.
If this is about investment properties then all that stuff is a claimable expense. The info is wrong you are providing. Brings into question your qualification!
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