Do I lose the 50% CGT discount if I sell after 1 July 2027?

No, not on growth so far. Growth in value up to 1 July 2027 keeps the 50% discount whenever you sell. Only growth after that date falls under the new rules.

Guide

Sell or keep your investment property?

It comes down to four numbers: what the property costs you to hold each year, what it would cost to sell, the tax on the gain, and what you would do with the money. The 1 July 2027 tax changes move the third number, but only for growth after that date, so the discount on growth you have already made is not lost by waiting.

You do not have to sell before 1 July 2027 to keep the discount

This is the point most people get wrong. Under the law passed in June 2026, the growth in your property's value up to 1 July 2027 keeps the 50% capital gains tax discount, whenever you sell. Only growth after that date falls under the new rules. And if you owned the property before 7:30 pm on 12 May 2026, negative gearing on it is unchanged.

Number one: what it costs to hold

Interest. Usually the biggest cost. As at 14 November 2026, the Reserve Bank's cash rate was 4.85%. Check the current rate, because it changes.
Land tax. It is charged on the total value of all your land, so it rises faster as you add properties. Check yours here.
Council rates, insurance, repairs and management fees.
Take away the rent you receive. What is left is the true yearly cost, or the true yearly income.

Number two: what it costs to sell

Agent commission. As at November 2026, one comparison service reported an average of about 2.05% in Victoria. Commission is negotiable.
Advertising. Usually charged on top of commission. Ask for an itemised quote in writing. Consumer Affairs Victoria explains what an agent must tell you about any rebate on your advertising.
Legal fees and loan discharge costs.

Number three: the tax on the gain

See what is capital gains tax. Ask a registered tax agent to work out your figure before you sign anything. The year you sell in can change the answer, because the gain is added to your other income for that year.

Number four: what you would do with the money

Paying down other debt, another investment, or simply less worry. Only you can weigh this one, and it often matters more than the other three.

What we can and cannot do

We give you the arithmetic and the sources. We do not tell you whether to sell. That decision is one to talk through with a registered tax agent or a mortgage broker.

Sources

Checked against the sources above on 14 November 2026. 中文版

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