flowchart TD A[Identify transaction] –> AA{Owner-occupier or investment} AA –>|Owner-occupier| AB[Main residence exempt from CGT. NG changes do not apply. Standard buying decision.] AA –>|Investment| B{Asset type} B –>|Established residential| C{Acquired before 12 May 2026} B –>|Qualifying new build| D[Verify first-investor status. Check builder ownership, prior sale, occupancy, and later-purchaser limits.] B –>|Commercial property| E[NG rules unchanged. CGT changes apply to future gains.] C –>|Yes, grandfathered| CG[Cohort A grandfathered. Full NG forever on this property. CGT changes apply to gains accruing post-1 July 2027.] C –>|No| CT{Acquired before 1 July 2027} CT –>|Yes| CB[Cohort B transitional. 14 months wage offset, then losses quarantined post-1 July 2027.] CT –>|No| CC[Cohort C post-commencement. Losses quarantined from purchase. Cannot offset wages.] D –> DD[Cohort D new build. Full NG preserved indefinitely. CGT election at sale of 50 percent discount or indexation.] CG –> I{Ownership structure} CB –> I CC –> I DD –> I E –> I I –>|Individual or partnership| II[Cohort rules apply as stated.] I –>|Discretionary trust| J[Cohort rules apply. Plus 30 percent trust minimum tax from 1 July 2028. Rollover window 1 July 2027 to 30 June 2030.] I –>|SMSF or widely held trust| K[NG changes do NOT apply. Existing super CGT rules unchanged.] I –>|Company or fixed trust| L[Cohort rules apply differently. 50 percent CGT discount never applied to companies.] II –> FB{Foreign person without PR} J –> FB K –> FB L –> FB FB –>|No| M[Coordinate accountant + lawyer + state duty advice.] FB –>|Yes| FBR[FIRB ban on established dwellings extended to 30 June 2029. New build channel remains open.] FBR –> M AB –> N M –> N[Decide buy or wait or restructure. Document tax position and file notes.] N –> O[Monitor legislation, ATO guidance, and enacted start dates.]