
Granny flats: Beware of the CGT consequences
March 31, 2026There’s been a lot of talk about
changes to super, and one of the biggest updates is now official.
The government has passed the
Division 296 tax, which will start from 1 July 2026. While it mainly affects
people with large super balances, it’s still important to understand what’s
changing and why.
A quick recap
When this tax was first proposed
back in 2023, it caused quite a stir.
The original plan included:
·
Taxing unrealised gains (basically, increases in value
on paper that you haven’t actually received yet)
·
A $3 million threshold that wasn’t going to increase
over time
Understandably, many people were
concerned this wasn’t fair.
After strong feedback, the
government has revised the rules. The final legislated version aligns more
closely with how tax usually works, that being, taxation of actual income not
paper gains.
What’s changed
in the final version?
Here’s what the new rules look
like now:
·
You’ll only pay tax on actual earnings, not paper
gains
·
Your super fund calculates your earnings and reports
them to the ATO
·
The $3 million threshold will increase over time with
inflation
·
A new $10 million threshold has been added
·
The rules start from 1 July 2026, giving people
limited time to prepare
·
Defined benefit pensions are included, so all types of
super funds are treated the same
How does the
tax work?
Think of it like a tiered system:
·
Up to $3 million – earnings are taxed as normal (up to
15%)
·
$3 million to $10 million – a portion of earnings are
taxed up to 30%
·
Above $10 million – a portion of earnings are earnings
taxed up to 40%
Importantly, if your balance is
only slightly above $3 million, only a small share of your earnings will be
subject to the higher tax rate.
Put simply, the more you have in
super above these thresholds, the higher the tax applied to that portion of
your earnings.
Who does it
apply to?
This tax only applies to
individuals with more than $3 million in super or pension phase.
A few key things to know:
·
The threshold applies per person, not per fund
·
That means a couple could have up to $6 million
combined and not be affected
·
Even if an SMSF has more than $3 million, you won’t be
impacted unless your personal share exceeds the $3 million threshold
The first time this will apply is
based on your balance at 30 June 2027.
How do you pay
it?
You don’t need to calculate the
tax yourself.
Here’s how it works:
1. Your super fund reports your balance and
earnings to the ATO
2. The ATO works out if you owe extra tax
3. You’ll receive a notice if you’re affected
If you do have a tax bill, you
can choose to:
·
Pay it from your own money, or
·
Have it released from your super fund
What does this
mean for you?
For most people, this change
won’t apply at all.
But if you have a high super
balance, it could mean:
·
Paying more tax on part of your super earnings
·
Rethinking how your super is structured over time
The new rules start from 1 July
2026, with the first tax assessments expected in 2027–28.
Don’t rush
into decisions
If you think this might affect
you, it’s important not to act too quickly.
Taking money out of super might
seem like a solution, but:
·
It can be difficult to put it back in due to
contribution limits
·
You could lose long-term tax advantages
Getting the right advice before
making any changes is key.
Final word
While Division 296 tax is a big
change, it’s targeted at people with large super balances and has been refined
to be fairer than originally proposed.
If you’re unsure how it affects
you, we’re here to help you understand the new rules and what they could mean
for your situation.

