GST Property Settlement API

API Description

The GST Property Settlement API allows software users to lodge the following forms directly to the Australian Taxation Office (ATO).

• Form one: GST property settlement withholding notification
• Form two: GST property settlement date confirmation 

Form one notifies the ATO that a purchaser has entered a contract of sale and has a withholding obligation. 

• You can complete and lodge Form one any time after the contract has been entered into and there was written notification from the supplier. The form must be lodged by the due date for payment of the withholding amount – this is usually settlement date or the first instalment date. 

Form two confirms the settlement date and establishes a purchaser withholding account, where the purchaser withholding liability is recorded until payment is made.

• You can complete and lodge Form two for:
  • a standard land contract, either:
    - within 2 business days before settlement
    - on the day of settlement
    - on the next business day after settlement
  • an instalment contract – when the first instalment is paid

Supplier Notification
Suppliers need to provide the purchaser with a written notification advising if there is a withholding obligation or not. The notification can be incorporated into the contract of sale or in a separate notice. Where the purchaser has received notification from the supplier to withhold, they are required to submit Form one. 

Lodgment of Form one

Form one is submitted through the GST Property Settlement API (Post /propertySettlements). The following details are captured on Form one:

• Contact details - who has completed the form:
  • Contact name
  • Representative’s business name
  • Phone number
  • Email address
  • Digital settlement service provider (Digital platform or service provider used to complete the property settlement)
  • Digital settlement file number (Unique Workspace ID/number for the digital settlement file created in the Electronic Lodgment Network)
     
• Property details – details of the property purchased:
  • Property address of property purchased
  • Property particulars (volume, folio, etc.)
  • Contract date
  • Contract price (plus the GST inclusive market value of non-monetary consideration)
  • Expected Settlement Date (The date the withholding amount is to be paid to the ATO)

10 properties can be entered on Form one, where multiple properties have been purchased under the one contract or multiple properties are settling on the same day. 

• Purchaser details – details of the purchaser buying the property:
  • Purchaser full name
  • TFN or ABN (if available)
  • Address
  • Phone number
  • Percentage of ownership

10 purchasers can be entered on Form one where there have been multiple purchasers on the title.

• Supplier details – details of the entity selling the property:
  • Entity name
  • ABN
  • GST branch number (if applicable)
  • Address
  • Phone number
  • Proportion of withholding amount (rounded down to the nearest dollar)
  • Total withholding amount (rounded down to the nearest dollar)

10 suppliers can be entered on Form one where there have been multiple suppliers selling the property. 

The supplier details are for the entity liable to pay GST on the supply of the property. The supplier details may be different to the vendor on the contract or the registered proprietor on the certificate of title. For example, if the vendor is part of a GST group or under external administration.

For partnerships – enter the name of the partnership. You don't need to list individual partner's names on the form.

To support consistency and reduce manual date entry, DSPs are encouraged to implement pre-population logic that transfers relevant information from the contract and supplier notification into the appropriate parts of the form. This approach helps ensure data accuracy and alignment with the expected structure of the form. 

ATO Processing
The ATO receives Form one and issues a lodgment reference number and payment reference number. 

Lodgment confirmation
A lodgment confirmation is returned to the lodger.