ContactBook a Review

Ding Real Estate

Integrated Property Financial Advisory

For Property Sellers

When You Sell Matters More
Than What You Sell For

A $1M sale in June and a $1M sale in July can have a $50,000+ difference in your pocket. We plan the entire exit strategy — not just the listing.

CGT Timing StrategyPre-Sale Tax PlanningASPIRE Market Intelligence

The $50,000 Timing Question

CGT is triggered at contract exchange, not settlement. This single fact creates enormous planning opportunities.

Scenario A: Exchange 28 June

Sale Price$1,200,000
Cost Base$650,000
Capital Gain$550,000
50% CGT Discount$275,000
Other Income This FY$180,000
Total Taxable Income$455,000
Estimated CGT Payable~$117,000

Scenario B: Exchange 3 July

Sale Price$1,200,000
Cost Base$650,000
Capital Gain$550,000
50% CGT Discount$275,000
Other Income Next FY (lower)$95,000
Total Taxable Income$370,000
Estimated CGT Payable~$89,000

Difference: ~$28,000 saved by waiting 5 days

Same property. Same price. Different financial year. Different tax outcome.

Our Pre-Sale Planning Framework

We start planning 12 months before you list, not on listing day.

Capital Gains Tax Strategy

Understanding CGT mechanics is the difference between a good sale and an expensive one.

The 50% CGT Discount

If you have held the property for at least 12 months (from contract to contract), you are entitled to a 50% discount on the capital gain. This is the single most valuable concession for property sellers.

Critical: The 12-month period runs from exchange date on purchase to exchange date on sale. If you purchased on 15 July 2023 and exchange on 14 July 2024, you do NOT qualify. One day short = lose 50% of the discount. We track these dates precisely.

Cost Base Additions

Your cost base is not just the purchase price. These items reduce your taxable capital gain:

  • Purchase price + stamp duty paid at acquisition
  • Legal and conveyancing fees (both purchase and sale)
  • Capital improvements (renovations, extensions, not repairs)
  • Non-deductible borrowing costs (portion not previously claimed)
  • Agent commission and marketing costs on sale
  • Surveying, valuation, and inspection costs

12-Month Pre-Sale Tax Planning

Strategic decisions made before listing can save more than the agent commission.

12 months before
Tax Position Review

Assess current financial year income, identify which FY the sale should settle in, and begin planning deduction timing.

9 months before
Capital Improvements Audit

Document all capital improvements made during ownership. Ensure receipts and records support cost base additions.

6 months before
Deduction Timing

Bring forward deductible expenses (repairs, maintenance, insurance prepayment) into the current FY if sale will be in next FY.

3 months before
Income Management

Manage other income sources — defer bonuses, time share sales, manage distribution timing from trusts and investments.

6 weeks before
Market Launch

ASPIRE Intelligence™ identifies the optimal listing window based on comparable sales, buyer demand, and seasonal patterns.

Exchange day
Strategic Execution

Exchange date is timed to the correct financial year. Contract terms aligned with your tax strategy.

ASPIRE Market Intelligence

AI-powered analysis ensures you list at the right time, at the right price.

Comparable Sales Analysis

AI analyses recent sales in your suburb, adjusting for property attributes, condition, and market trends to establish a data-driven price range.

Buyer Demand Signals

We track search volumes, days on market, auction clearance rates, and inquiry patterns to identify when buyer demand is strongest in your area.

Optimal Listing Window

Combining market data with your tax timing requirements, we identify the window where maximum price meets minimum tax — the true after-tax sweet spot.

Main Residence Exemption — Know the Rules

Your main residence is generally exempt from CGT. However, partial exemptions apply in common scenarios:

Rented out your home for a period

The "6-year absence rule" allows you to treat the property as your main residence for up to 6 years while rented, provided you don't claim another property as your main residence.

Used part of home for business

A partial CGT exemption applies proportional to the area and time used for income-producing purposes.

Home on land > 2 hectares

Only the dwelling plus up to 2 hectares is exempt. Excess land is subject to CGT.

Inherited the property

Different rules apply depending on when the deceased acquired it and whether it was their main residence. Pre-20 September 1985 properties have a special cost base calculation.

Frequently Asked Questions

Is CGT calculated on exchange or settlement?
Capital gains are triggered at the date of contract exchange, not settlement. This is the most important date in your tax planning. Settlement typically occurs 6-12 weeks later, but the CGT event has already occurred.
What if I sell at a loss?
Capital losses can only be offset against capital gains (not other income like salary). If you have no capital gains in the year of sale, the loss carries forward indefinitely until you have gains to offset. We can time the sale to coincide with other capital gain events for maximum benefit.
Do I pay CGT on my own home?
Generally no — the main residence exemption applies. However, if you rented out the property, used it for business, or it sits on more than 2 hectares, a partial CGT liability may apply. We assess the full history of the property's use.
Can I reduce CGT by doing renovations before selling?
Capital improvements (not repairs) add to your cost base and reduce the taxable gain. A new kitchen is a capital improvement. Repainting is a repair. The distinction matters — we ensure every eligible improvement is captured in your cost base.
What is the difference between a repair and a capital improvement?
A repair restores something to its original condition (deductible as an expense). A capital improvement enhances or adds something new (adds to cost base). Replacing a broken window = repair. Installing double-glazed windows throughout = capital improvement. We classify every expense correctly.
How does selling affect my other tax obligations?
A large capital gain can push you into a higher tax bracket for that financial year, affecting Medicare Levy Surcharge thresholds, private health insurance rebate tiers, and even some government benefits. We model the ripple effects across your entire tax position.

Start Planning Your Exit 12 Months Early

Book your Pre-Sale Tax Review. We will model your CGT position, identify timing opportunities, and build a 12-month plan to maximise your after-tax proceeds.