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Tax Law - Capital Gains Tax - CGT Events(Part 2)

Date: February 22, 2012

Authors: Frank Egan B.A., LL.B., A.C.L.A., F.T.I.A. (Notary)

Time of the CGT Event

  • The time when the CGT event occurred determines the relevant income year for the declaration of the capital gain/loss in tax returns due to the occurrence of a CGT event.

Residency

Australian residents are liable to pay tax on capital gains regardless of where their asset is located or from where it is derived. Non-residents will also be required to pay CGT if an event occurred to taxable Australian property.

In addition the cessation of residency of an entity is considered a CGT event. In these circumstances the capital gain will be the market value less the cost base for all assets owned regardless of the entity type (individual, trust, company).

Taxable Australian Property

On 13 July 2011 the ATO issued the following statement:

“Taxable Australian property includes:

  • A direct interest in real property situated in Australia or a mining, prospecting or quarrying right to minerals, petroleum or quarrying materials in Australia.

  • A CGT asset that you have used at any time in carrying on a business through a permanent establishment in Australia.

  • An indirect Australian real property interest – which is an interest in an entity, including a foreign entity, where you and your associate hold 10% or more of the entity and the value of your interest is principally attributable to Australian real property.

Taxable Australian property also includes an option or a right over one of the above.

For CGT events happening on or after 20 May 2009, a leasehold interest in land situated in Australia is ‘real property situated in Australia’.

If you are a foreign resident or the trustee of a trust that was not a resident trust for CGT purposes and you required a post-CGT indirect real property interest before 11 May 2005 and that interest did not have the necessary connection with Australia that is taxable Australian property, we treat it as though you acquired it on 10 May 2005 for its market value on that day.”

Other factors for CGT application

Apart from CGT events the following factors determine the amount of tax to be paid by an entity as a result of a capital gain, including:

  • The date of the acquisition of the asset (either pre-CGT or post-CGT)

  • Residency

Pre-CGT assets

Generally all assets that have been acquired by a taxpayer before 20 September 1985 are considered pre-CGT assets and will not be subject to the application of capital gains tax. Even assets that have been acquired by the taxpayer after the said date will not be subject to tax should a CGT event occur, including:

  • Acquired as part of a demerger

  • Acquired through a testamentary trust

  • Acquired as a beneficiary of a deceased

Post-CGT assets

Aside from the provisions of a particular CGT event, certain assets have their own conditions concerning the application of CGT for other dates.

For example, with a deceased estate a taxpayer may use either the indexation method or discount method for the calculation of the cost base if the asset had been acquired by the taxpayer before 21 September 1999. Otherwise the standard method or “other” method may have to be used for the calculation of the cost base or reduced cost base.

Conclusion

CGT affects all Australian resident and some non-resident taxpayers. This area is complex. The ATO’s statement on 13/7/2011 is not clear which demonstrates this. For proper professional advice and assistance contact LAC Lawyers.

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