Three Blows to the Trust Model
The 2026 Federal Budget announced three simultaneous changes that collectively dismantle the tax logic that has underpinned Australian investment property structures for a generation. As of June 2026, none of the three measures has yet passed Parliament — but the government has a clear mandate, the direction is set, and the rollover relief window that makes restructuring viable is already defined. Planning that waits for legislative certainty risks missing the preparation window.
Negative gearing restricted (proposed, not yet law). From 1 July 2027, negative gearing on residential investment properties will be limited to new builds. For properties purchased after 7:30pm AEST on 12 May 2026, rental losses will be quarantined — they can only offset other residential property income or capital gains, not salary, wages, or other investment income. Critically, properties held before that Budget night cut-off are grandfathered — the restrictions do not apply to them until they are sold. For investors using trust structures to distribute negatively geared property losses across beneficiaries on post-Budget acquisitions, the core tax mechanism is removed.
CGT discount replaced (proposed, not yet law). The 50% CGT discount — the discount that made long-term property holding in a trust disproportionately attractive — is proposed to be replaced from 1 July 2027 with an inflation-indexation model. Tax is paid on the real capital gain, not the inflationary component, with a 30% minimum tax rate applying to relevant capital gains. Two important qualifications: first, this measure is not yet legislated; second, the CGT changes will only apply to gains accruing after 1 July 2027 — unrealised gains already built up in existing holdings are not affected by the new rules. For investors making decisions about when and how to restructure, this prospectivity is material.
Discretionary trust minimum tax (proposed, not yet law). From 1 July 2028, a minimum 30% tax rate is proposed on discretionary trust distributions to adult beneficiaries. The ability to distribute trust income to family members at low or zero marginal rates — one of the foundational tax advantages of the family trust structure — is capped. Widely held trusts, superannuation funds, and SMSFs are excluded from the measure.
The Rollover Window
The Budget package includes proposed rollover relief from 1 July 2027 to 30 June 2030. During this window, family groups and investors would be able to restructure property holdings — moving assets out of discretionary trust structures — without triggering immediate CGT consequences. That is a three-year window to restructure without the CGT cost that would ordinarily make restructuring uneconomic.
Two caveats practitioners must hold. First, the rollover relief is a federal mechanism — it operates at the Commonwealth level and does not automatically bind the states. Stamp duty is a state tax, and whether any particular state will treat a transfer made under the rollover window as exempt is a question that requires state-specific advice. This is not a settled point and should not be assumed. Second, the ATO guidance on eligible receiving structures is still being finalised. These uncertainties are reasons to begin the planning process now, not reasons to wait.
The SPV Path — A Regulated Pathway, For the First Time
Before April 2026, Australian investors had no reliable legal pathway to invest in tokenised property. This was not a question of technology or market appetite — platforms existed, structures were being used offshore, and interest from Australian investors was real. The problem was that Australia had no framework designed for the activity.
Under the pre-2026 position, using an SPV to hold a tokenised property interest did not resolve the regulatory question — it simply changed where the legal analysis started. If the token carried equity-style rights, it might be a share. If it gave access to income, it might be a managed investment scheme. The legal classification depended entirely on the specific rights attached to the token, and different structures produced different regulatory outcomes — none of them designed with tokenised property in mind. Professional advisors could not give clean advice. Institutional capital required clarity before it would engage. The result was that a viable investment structure remained effectively inaccessible to Australian retail and institutional investors alike.
That changed on 8 April 2026, when the Corporations Amendment (Digital Assets Framework) Bill 2025 received Royal Assent. The Act amends the Corporations Act and the ASIC Act to create two new categories of regulated financial product: Digital Asset Platforms and Tokenised Custody Platforms. For the first time, a platform holding tokenised property interests on behalf of Australian investors has a defined home in the regulatory architecture — not a grudging fit within an ill-suited existing category, but a purpose-built licensing pathway.
The SPV structure works as follows: property is held in a special purpose vehicle, legally separate from the platform company. If the platform collapses, token holders retain legal interest in the property held by the SPV — it does not become part of the platform's insolvency estate. Tokens represent fractional ownership of the SPV's interest in the property. Distributions flow through automatically. Secondary market trading is possible without a solicitor, a real estate agent, or a 45-day settlement period.
One important timing note: the Digital Assets Framework formally commences 9 April 2027 — twelve months after Royal Assent — with an 18-month compliance window for platforms to obtain their AFSL. The legal clarity exists now. The fully operational licensed market arrives in 2027. For practitioners advising clients on restructure timing, this is relevant: the rollover window and the Framework's operational commencement are closely aligned.
What the ATO Has Not Yet Answered
The regulatory framework is now defined — but the tax treatment of tokenised property interests remains unresolved in several areas that matter directly for restructure planning.
Token transfers versus property transfers. When a fractional token representing a property interest changes hands, is that a disposal of a property interest or a disposal of a financial product? The answer affects the CGT treatment, the stamp duty exposure, and the land tax implications at the state level.
State-level stamp duty. The rollover relief operates at the Commonwealth level. Stamp duty is a state tax, and the interaction between the federal rollover mechanism and state stamp duty obligations has not been settled. Any transfer into a new structure — including an SPV — should be assessed for stamp duty exposure under the relevant state regime before it is executed. State-specific advice is required.
Land tax on tokenised interests. Whether fractional token holders aggregate their interests for land tax threshold purposes — or whether each SPV is assessed as a single owner — varies by state and has not been definitively resolved for tokenised structures.
The Planning Moment
The convergence of these three elements — the proposed trust reform, the rollover window, and the new regulatory framework for tokenised SPVs — creates a planning moment that is structurally time-limited. The Budget measures are not yet law, but the government has a clear mandate and the proposed dates are fixed. The window opens July 2027. The rollover relief closes June 2030. The discretionary trust minimum tax is proposed to apply from July 2028 regardless. Planning that waits for royal assent on each measure risks arriving at the window without a structure ready to execute through it.
For property investors currently holding established residential property in discretionary trust structures, the restructure analysis involves three questions: what does the trust currently hold and what is its CGT cost base; what is the optimal receiving structure for the rollover; and what does the new structure look like post-2027 under the reformed tax rules.
The SPV path is one answer to the third question — not the only one, but the one that opens the most structurally new possibilities. A tokenised SPV enables fractional secondary market liquidity, passive income distribution without the need for active management decisions, and a structure that is designed for the post-trust tax environment rather than retrofitted to it.
The practitioners who begin this analysis in 2026 — before the window opens, before the ATO guidance is finalised, before the rush — are the ones positioned to advise clients through the transition rather than reacting to it.
Practitioner Implications
- The Budget measures — negative gearing restriction, CGT discount replacement, and discretionary trust minimum tax — are proposed but not yet legislated. The direction is clear and the government has a mandate, but structures should be designed to accommodate the announced measures rather than treating them as enacted law.
- The negative gearing changes include significant grandfathering: properties held before 7:30pm AEST 12 May 2026 are exempt until sold. For clients with existing holdings, the restructure analysis differs materially from the analysis for new acquisitions.
- The CGT changes are prospective — only gains accruing after 1 July 2027 are affected. Unrealised gains already built up in existing holdings retain the 50% discount treatment. This is material to the timing and sequencing of any restructure.
- The rollover relief is a federal mechanism and does not automatically bind the states on stamp duty. The interaction between the federal rollover and state stamp duty obligations is unsettled. Any transfer into a new structure should be assessed for state stamp duty exposure before execution — state-specific advice is required.
- The Digital Assets Framework creates a defined regulatory pathway for SPV-based tokenisation for the first time in Australia — ending years of ambiguity that kept institutional capital out of the structure. The framework formally commences April 2027. The planning window for the Budget restructure and the Framework's operational commencement are closely aligned.
- The ATO has not finalised guidance on the tax treatment of token transfers or land tax aggregation for tokenised interests. These open questions affect structure design and should be factored into any advice given before that guidance is available.
Sources & Further Reading
- Australian Parliament Corporations Amendment (Digital Assets Framework) Bill 2025
- Australian Treasury Federal Budget 2026 — Housing and Tax Reform Measures
- ASIC Digital Assets — ASIC Regulatory Resources
- ATO Negative Gearing and CGT Reform — ATO Legislative Detail
- Gilbert + Tobin Australia Passes Digital Asset Regulation — Commencement and Transition Detail
- Squire Patton Boggs Tokenisation in Australia — SPV Structures Under Australian Law
- Barry Nilsson Understanding the Digital Assets Framework — Commencement and Compliance Timetable