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About the tax return and instructions

Last updated 3 July 2023

How these instructions will help you to complete the strata title body corporate tax return.

Get the publication

You can download this guide in portable document format (PDF) or have a copy sent to you in the post.

Go to Strata title body corporate tax return and instructions 2023This link opens in a new window on our Publications Ordering Service (POS) at to get a copy.

Get the form

To get the Strata title body corporate tax return 2023 there are 2 ways:

  1. Download Strata title body corporate tax return 2023 (NAT 4125, PDF 316KB)This link will download a file
  2. Order a copy through the ATO Publication Ordering service – search by typing in either the NAT number '4125' or the form name ' Strata title body corporate tax return'.

Publications, legislation and services

When we refer to publications, legislation, services or webpages in this guide we will provide a link to where you can either:

  • get a copy of this information
  • access and read it online.

Instructions and tax return

Strata title bodies corporate are treated as public companies under the tax law and must lodge a tax return for any year in which they derive assessable income. If your body corporate only derives amounts that are subject to the principle of mutuality, then you do not need to lodge a tax return. These amounts are not assessable income.

You cannot use the Strata title body corporate tax return 2023 if your body corporate:

  • has net capital gains
  • has received franked dividends
  • has losses brought forward from earlier income years claimed as a deduction
  • has tax offset refunds
  • has overseas transactions or interests, or
  • needs to make an interposed entity election.

In the above situations you must use the Company tax return 2023.

Capital gain or capital loss

If your strata title body corporate has made a capital gain or a capital loss from a transaction in respect of all or part of the common property, do not include the gain or loss in the tax return for the body corporate. Each proprietor or unit owner must include their share of the capital gain or loss in their own tax return based on their proportion of the lot entitlements.

For more information, see TR 2015/3 Income tax: matters relating to strata title bodies constituted under strata title legislation.

Continue to: Completing the tax return