Each month, we will explore various aspects of transferring property, such as estate planning, handling inheritances, and business succession. This month, let’s focus on the tax implications of inheriting assets—an area that can have significant financial consequences if not handled properly.

Beyond the emotional and logistical challenges of dividing assets, it’s critical to understand the tax consequences of how your wealth will flow to your beneficiaries. Depending on the type of asset and the tax status of the beneficiary—such as whether they are an Australian resident—the tax outcome can vary significantly.

Inheriting Cash

When cash is passed from the deceased to their estate, and then distributed to beneficiaries, there are generally no tax implications, provided the funds are in Australian dollars. Cash transfers in this context are typically straightforward and do not trigger capital gains tax (CGT).

Inheriting Assets

In the world of taxation, death is often considered a “taxing event.” When ownership of an asset changes due to death, it usually triggers a CGT event. However, Australian tax law offers relief under certain conditions. In most cases, capital gains or losses resulting from a death are disregarded unless the asset is transferred to:

• An exempt entity (with some exceptions, particularly if the entity is a charity with deductible gift recipient status),
• A trustee of a complying superannuation fund, or
• A foreign entity, assuming the asset is not considered “taxable Australian property.”

As long as the asset is passed to the deceased’s legal representative (e.g., the executor) or a beneficiary, who is not one of the entities listed above, the asset transfer is exempt from CGT at the time of death. However, once the beneficiary decides to sell the asset, any capital gains or losses become taxable.

Inheriting Shares

Let’s say you inherit a share portfolio listed on the Australian Stock Exchange (ASX) under your mother’s will. The tax treatment of those shares will depend on factors like whether your mother was an Australian resident for tax purposes at the time of her death and whether the shares were purchased before or after 20 September 1985 (the introduction of CGT).

• Post-CGT shares: If your mother was an Australian tax resident and acquired the shares after the CGT rules were introduced, the cost base of the shares is typically the original purchase price. For example, if she purchased BHP shares for $17.82 on 2 January 1997, that price would be the cost base used to calculate your gain or loss when you eventually sell the shares.
• Pre-CGT shares: If the shares were acquired before 20 September 1985, the cost base is reset to the market value at the date of death. For instance, if your mother passed away on 1 October 2024, and the shares were valued at $45.96, that price would be your cost base for tax purposes.
• Non-resident status: If your mother was a non-resident for tax purposes when she died, the cost base is usually the market value of the shares at the time of death.

Managing inherited shares can be challenging as their value and composition can fluctuate over time. What starts as a small portfolio may grow significantly in value, making proper tax planning essential.

Inheriting Property

Now, imagine you inherit a residential property in Australia from your father’s estate. For CGT purposes, you are deemed to have acquired the property on the date of his death. In many cases, the cost base of the property is inherited, meaning it’s based on the value when your father originally purchased it. However, the treatment differs for properties acquired before the CGT regime was introduced and for a property that was your father’s primary residence.

Special rules allow beneficiaries to access a full or partial main residence exemption on inherited properties. If your father’s home was his main residence at the time of death, and it wasn’t used to generate income (i.e., not rented or used for business purposes), the executor or beneficiary might qualify for a full CGT exemption under either of these conditions:

• The house is sold within two years of your father’s death, or
• The house remains the main residence of a surviving spouse or other qualifying individuals (such as someone who had the right to occupy the property under the will) until the house is sold.

For example, if the house was your father’s primary residence and sold within two years, no CGT would apply. If you choose to sell the house later, say 10 years after inheriting it, the CGT treatment will depend on how the property has been used during those 10 years.

An extension to the two-year rule can apply in certain situations, such as if the will is contested or complicated, delaying the sale of the property.

If your father was no longer living in the property but continued to treat it as his main residence under the “absence rule” (e.g., if he moved to a retirement village), the CGT exemption may still apply.

If your father was a non-resident for tax purposes, given the proeprty was purchased at post-CGT period, the cost base for CGT purposes is usually inheriting the acquiring price when your father purchased it.

Inheriting Foreign Property

If you are an Australian resident inheriting foreign property from a non-resident (for example, a house from a relative in the UK), the cost base for tax purposes will generally be the market value of the property at the time of their death. If you sell the property and a gain arises, the Australian CGT rules will apply, though the CGT discount may be less than 50%. Additionally, if the gain is also taxed overseas, a foreign tax offset may be available to reduce the amount of tax payable in Australia.

The Complexity of Inheritance Taxation

Inheriting assets can quickly become complex, especially when multiple types of assets are involved, or if foreign tax rules come into play. Proper estate planning and an understanding of the tax consequences of inheritance are essential to ensuring that you and your beneficiaries can navigate these issues effectively. For personalized advice on the tax implications of inheriting property, feel free to reach out for professional assistance.

Pitt Martin Group is a CPA accounting firm, providing services including taxation, accounting, business consulting, self-managed superannuation funds, auditing and mortgage & finance. We spend hundreds of hours each year on training and researching new tax laws to ensure our clients can maximize legitimate tax benefit. Our contact information are phone +61292213345 or email info@pittmartingroup.com.au. Pitt Martin Group is located in the convenient transportation hub of Sydney’s central business district. Our honours include the 2018 CPA NSW President’s Award for Excellence, the 2020 Australian Small Business Champion Award Finalist, the 2021 Australia’s well-known media ‘Accountants Daily’ the Accounting Firm of the Year Award Finalist and the 2022 Start-up Firm of the Year Award Finalist, and the 2023 Hong Kong-Australia Business Association Business Award Finalist.

Pitt Martin Group qualifications include over fifteen years of professional experience in accounting industry, membership certification of the Australian Society of Certified Practising Accountants (CPA), Australian Taxation Registered Agents, certified External Examiner of the Law Societies of New South Wales, Victoria, and Western Australia Law Trust Accounts, membership certification of the Finance Brokers Association of Australia Limited (FBAA), Registered Agents of the Australian Securities and Investments Commission (ASIC), certified Advisor of accounting software such as XERO, QUICKBOOKS, MYOB, etc.

This content is for reference only and does not constitute advice on any individual or group’s specific situation. Any individual or group should take action only after consulting with professionals. Due to the timeliness of tax laws, we have endeavoured to provide timely and accurate information at the time of publication, but cannot guarantee that the content stated will remain applicable in the future. Please indicate the source when forwarding this content.

By Zoe Ma @ Pitt Martin Tax