The Times Australia
The Times World News

.
The Times Real Estate

.

Working Australians pay tax in real-time – now the richest Australians making capital gains should too

  • Written by Peter Martin, Visiting Fellow, Crawford School of Public Policy, Australian National University
Working Australians pay tax in real-time – now the richest Australians making capital gains should too

In drawing up his plans to more effectively tax large superannuation accounts[1], Treasurer Jim Chalmers might have stumbled upon a really good idea.

If applied more broadly, it could at last tax rich Australians in something like the same way as the rest of us.

The wealthiest Australians are taxed differently from other Australians, because they earn much of their money in a different way.

Most of us get taxed at standard rates on the only income we have: income from working, and interest on savings in bank accounts.

High-wealth Australians make a lot of their money in other ways: from investments in shares and properties. And while the dividends from shares and the rental income from properties are taxed at standard rates, what happens to profits made by selling those shares and properties is anything but standard.

How capital gains are taxed differently

The profits made from buying and selling shares and properties are called “capital gains”. Until 1985, most of them were untaxed[2].

Sure, a section of the Tax Act said if you made a profit selling an asset after less than a year you would pay tax – but you could avoid that by waiting for more than a year. It also said if you sold something for the purpose[3] of making a profit you could be taxed, but you could avoid that by saying profit wasn’t your purpose.

The capital gains tax[4], introduced in 1985, changed that.

Income from the profits made from buying and selling shares and properties was taxed as income – but with two important exceptions.

Read more: Capital gains tax concession is too generous: economists poll[5]

Rewriting one exception to the rules

One of those exceptions was that less of the income would be taxed than for other types of income. At the moment only half[6] of each capital gain is taxed.

(During its unsuccessful 2016 and 2019 election campaigns, Labor promised to halve[7] the discount, meaning 75% of each gain would be taxed.)

The other exception – the one Chalmers is breaking ground by winding back when it is used by super funds – is that the tax is only due when the asset is sold.

This is quite different to the way tax is charged on interest earned in bank accounts. We pay as the interest accumulates, not years or even decades later when the money is withdrawn.

The 2010 Henry Tax Review[8] saw this special treatment as a problem.

A better deal than most Australians get

Former Treasury Secretary Ken Henry, whose tax review found capital gains tax problematic.

The Henry Review said collecting tax only on “realisation” (when assets were sold) rather than “accrual” (as they grew in value) encouraged investors to hold on to shares and property to delay paying tax – a response it called “lock-in[9]”.

All the better for the investors if, when they eventually sold, they had retired and were on a much lower tax rate, meaning they would scarcely pay any tax on decades worth of gains.

During financial crises when prices fell, the rules encouraged investors to do the reverse – to sell quickly to realise tax losses, destabilising markets.

Henry would have preferred tax to be collected as the gains accrued, but said back then that wasn’t practical.

While improvements in technology might improve things, in 2010 it was hard to get a good read on changes in the value of buildings or rental properties until they were sold.

Real-time collection has become easier

Not now. Firms such as CoreLogic revalue property daily[10], and not just in the general sense. If you want to know what has happened to the value of a three-bedroom home with two bathrooms, on a particular size block of land, in a particular street, CoreLogic can tell you.

And real-time values are being used for all sorts of purposes. Pensioners owning rental properties get their value updated annually for the pension assets test. Services Australia doesn’t wait until they are sold to declare they are worth more.

It is the same with council rates. Property values are updated annually, rather than down the track when they change hands. There’s no longer a practical impediment to doing this, and there’s never been a practical impediment to valuing shares. They are valued daily on the stock exchange.

Finally taxing super funds in real time

That’s the simple approach Chalmers has now taken to valuing super fund income for the purpose of imposing the 15% surcharge on high balances, as announced a fortnight ago.

Rather than taxing capital gains only when assets are sold (as will still happen for the bulk of what’s in super accounts), the surcharge will be calculated by applying a 15% tax rate to the increase in the value[11] of the relevant part of each fund. Super funds are already valued quarterly.

Chalmers isn’t talking about doing it more broadly. But what he is doing shows it would be fairly easy.

An option for Australia

Denmark is planning to do it this year, becoming the first country in the world to introduce what it calls the “mark to market[12]” taxation of real estate capital gains.

Adopting the same approach in Australia would create difficulties that would have to be worked through, perhaps by providing loans. Some property owners wouldn’t have enough ready cash to pay an annual capital gains tax, just as some don’t have enough ready cash to pay rates.

But mark to market taxation of real estate capital gains would have benefits.

It would make investment properties less attractive, putting downward pressure on prices and making it easier for homeowners to buy. And it would make the tax system fairer by preventing wealthy Australians from postponing tax until their tax rate was low, raising much-needed money.

Following Denmark’s lead is not going to happen in a hurry – if at all. But by moving in that direction, Chalmers has brought fairer taxation of capital gains for all Australians a little closer than before.

References

  1. ^ more effectively tax large superannuation accounts (ministers.treasury.gov.au)
  2. ^ most of them were untaxed (www.fraserinstitute.org)
  3. ^ purpose (www.fraserinstitute.org)
  4. ^ capital gains tax (www.ato.gov.au)
  5. ^ Capital gains tax concession is too generous: economists poll (theconversation.com)
  6. ^ half (www.ato.gov.au)
  7. ^ halve (web.archive.org)
  8. ^ 2010 Henry Tax Review (treasury.gov.au)
  9. ^ lock-in (cdn.theconversation.com)
  10. ^ daily (www.corelogic.com.au)
  11. ^ increase in the value (ministers.treasury.gov.au)
  12. ^ mark to market (housify.co)

Read more https://theconversation.com/working-australians-pay-tax-in-real-time-now-the-richest-australians-making-capital-gains-should-too-201665

The Times Features

Why You Need an Expert Electrician for Your Business’s Electrical Upgrades and Repairs

When it comes to maintaining and upgrading your business’s electrical systems, it’s essential to call in a professional. Electrical work in any commercial setting requires the ex...

Why Is It Crucial to Have a Building Inspection Done Before Buying a New Home?

Purchasing a new property is a big financial decision that can impact your future for years. Whether you are a first-time buyer or an investor, good or bad, it is essential to en...

Online Application for Sick Leave Certificate: Understanding When and How to Secure One

A sick leave certificate is an official document issued by a healthcare professional to verify an individual's inability to attend work due to illness. It typically includes the ...

A No-Fuss Guide to an Effective Beauty Routine

Taking care of the skin and appearance need not be complicated; it need not even consume your hours of time. Smart and simple approaches can give one that glow and fresh look witho...

Safe & Effective Tattoo Removal in Auckland – What You Need to Know

If you're looking for tattoo removal in Auckland, modern laser technology offers the safest and most effective way to fade or completely remove unwanted ink. Whether it's an outd...

Fleece-Lined Tights vs. Regular Tights: What’s the Difference?

When temperatures drop, choosing the right pair of tights can make a significant difference in comfort, warmth, and durability. Whether you wear tights for fashion, work, or outdoo...

Times Magazine

The Ultimate Guide to Apple Watch Faces & Trending Wallpapers

In today’s digital world, personalization is everything. Your smartwatch isn’t just a timepiece—it’s an extension of your style. Thanks to innovative third-party developers, customizing your Apple Watch has reached new heights with stunning designs...

The Power of Digital Signage in Modern Marketing

In a fast-paced digital world, businesses must find innovative ways to capture consumer attention. Digital signage has emerged as a powerful solution, offering dynamic and engaging content that attracts and retains customers. From retail stores to ...

Why Cloud Computing Is the Future of IT Infrastructure for Enterprises

Globally, cloud computing is changing the way business organizations manage their IT infrastructure. It offers cheap, flexible and scalable solutions. Cloud technologies are applied in organizations to facilitate procedures and optimize operation...

First Nations Writers Festival

The First Nations Writers Festival (FNWF) is back for its highly anticipated 2025 edition, continuing its mission to celebrate the voices, cultures and traditions of First Nations communities through literature, art and storytelling. Set to take ...

Improving Website Performance with a Cloud VPS

Websites represent the new mantra of success. One slow website may make escape for visitors along with income too. Therefore it's an extra offer to businesses seeking better performance with more scalability and, thus represents an added attracti...

Why You Should Choose Digital Printing for Your Next Project

In the rapidly evolving world of print media, digital printing has emerged as a cornerstone technology that revolutionises how businesses and creative professionals produce printed materials. Offering unparalleled flexibility, speed, and quality, d...

LayBy Shopping