Estimate your capital gains tax on property, shares, or crypto. Includes the 50% CGT discount for assets held over 12 months, cost base adjustments, and the marginal rate impact based on your other income. Updated for 2026-27.
The 50% CGT discount applies because you held the asset for 3 years. Only $72,500 of your $145,000 gain is taxable.
| Component | Amount |
|---|---|
| Sale price | $550,000 |
| Less: purchase price | −$400,000 |
| Less: capital costs | −$5,000 |
| Gross capital gain | $145,000 |
| Less: 50% CGT discount | −$72,500 |
| Net capital gain (added to income) | $72,500 |
| Your other income | $85,000 |
| Estimated CGT payable | $24,775 |
Set the holding period to 11 months, then 13 months, to see how the 50% discount dramatically reduces your CGT. On a $150,000 gain, the discount saves tens of thousands in tax.
Include stamp duty, legal fees, agent commissions, and renovation costs. These reduce your capital gain and are often overlooked — they can save thousands in CGT.
Your CGT rate depends on your other income. Someone earning $50,000 pays a lower marginal rate on the gain than someone earning $180,000. Change your other income to see the effect.
Try different purchase/sale prices to model property vs share portfolio disposals. The same gain is taxed differently depending on your other income and holding period.
After CGT, your net proceeds are approximately $525,225. If you're looking to finance your next asset purchase, see what repayments would look like.
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Capital gains tax (CGT) is not a separate tax — it's part of your income tax. When you sell an asset for more than you paid for it, the profit (capital gain) is added to your taxable income for that year and taxed at your marginal tax rate. CGT applies to most assets including investment properties, shares, crypto, and business assets. Your main residence is generally exempt.
If you hold an asset for at least 12 months before selling, you may be eligible for the 50% CGT discount. This means only half of your capital gain is added to your taxable income. For example, if your capital gain is $100,000 and you qualify for the discount, only $50,000 is taxed. This discount is available to Australian resident individuals and some trusts, but not companies.
Your cost base includes the purchase price plus certain costs associated with acquiring, holding, and disposing of the asset. These can include stamp duty, legal fees, agent commissions, renovation costs (for property), and brokerage fees (for shares). These costs reduce your capital gain.
Your main residence (the home you live in) is generally exempt from CGT under the main residence exemption. However, partial exemptions may apply if you used the property to produce income (e.g. renting out a room), if the land exceeds 2 hectares, or if you're a foreign resident. Investment properties and holiday homes do not qualify for the main residence exemption.
CGT applies to shares, ETFs, managed funds, and cryptocurrency when you sell, transfer, or dispose of them. Each parcel is tracked individually (FIFO, specific identification, or average cost for managed funds). The 50% discount applies if you held the asset for at least 12 months. Losses can be offset against gains but not against other income.
Yes. Capital losses can be offset against capital gains in the same year. If your losses exceed your gains, the net capital loss is carried forward to offset gains in future years. Capital losses cannot be offset against ordinary income (like salary). You must apply losses before the 50% discount.
This calculator applies the net capital gain (after any 50% discount) on top of your other taxable income. The CGT is the difference between tax on your total income (including the gain) and tax on your other income alone. This correctly captures the marginal rate impact.
The results are estimates based on ATO tax brackets and the 50% CGT discount for assets held over 12 months. Actual CGT payable may differ due to capital losses, multiple asset disposals, trust distributions, foreign residency rules, or other individual circumstances. Consult a tax professional for advice specific to your situation.
Results are estimates only and should not be relied upon for financial decisions. Actual capital gains tax repayments will depend on the lender, your credit profile, and the specific terms offered. Interest rates used are for illustration purposes only and may not reflect current market rates.
Subject to lender approval, terms and conditions apply.
This calculator is general information only and is not financial advice.