Capital Gains Tax Calculator
Property CGT Australia 2026
Calculate your CGT liability when selling an investment property under the enacted 2027 transition: 50% discount on the gain to 30 June 2027, CPI indexation and the 30% minimum tax on later growth, full cost base, selling costs, and net proceeds after tax.
Updated for the enacted 2026 NG / CGT reforms
This CGT calculator models the enacted transition: sales before 1 July 2027 on the old rules; sales from that date split at the 30 June 2027 deemed-sale value into a discounted deferred gain and CPI-indexed later growth with the Division 119 minimum tax; new dwellings, super funds and companies on their own rules. The purchase date does not change the CGT method. The reforms were enacted in June 2026 and commence 1 July 2027. The 7:30pm AEST 12 May 2026 acquisition cut-off governs negative gearing; the CGT transition applies to every qualifying asset through a deemed sale at market value on 30 June 2027, regardless of purchase date. Outputs are estimates only. Always consult a registered tax agent. Read the full reform guide →
Property Details
Purchase Date and Property Type
The purchase date sets your sale date (with the holding period) and your negative-gearing position. It does not change the CGT method: under the enacted law every individually held asset is deemed sold at market value on 30 June 2027, the gain to that date keeps the 50% discount whenever you sell, and only later growth is taxed on the CPI-indexed gain with the 30% minimum. Eligible new residential dwellings keep the 50% discount on later growth.
When Did You Buy? (2026 reforms)
Purchase date determines negative gearing. Established dwellings contracted before 7:30pm 12 May 2026 keep full negative gearing; later ones have losses quarantined from 1 July 2027. It does not determine CGT: every individually held asset is deemed sold at market value on 30 June 2027, the gain to that date keeps the 50% discount, and later growth is taxed on the CPI-indexed gain with a 30% minimum. Models the enacted Treasury Laws Amendment (Tax Reform No. 1) Act 2026. Administrative detail (ATO valuation guidance, the apportioning-method instrument, the new-dwelling definition) is still being finalised.
Date you signed (or will sign) the purchase contract. Pre-12 May 2026 = negative gearing grandfathered.
New builds keep full negative gearing and the 50% CGT discount on later growth (definition pending).
Only used for sales on or after 1 July 2027. The deemed-sale value splits your gain into the discounted part (to 30 June 2027) and the indexed part (after). Blank = constant-growth estimate between purchase and sale price.
Investor Profile
Cost Base
Auto-estimated. Edit if you know the exact amount.
Renovations, extensions, structural improvements (not repairs)
Selling Costs
Offsets
Unused capital losses from shares, crypto, or other property
Note: Capital gains tax estimates are indicative only and based on current ATO rules. Your actual CGT liability may differ. Always consult a qualified tax professional before making financial decisions.
Enter your property details to calculate CGT
Fill in the purchase price, sale price, and other details on the left to see your estimated capital gains tax.
How CGT Works on Investment Property
When you sell an investment property for more than your cost base, the profit is considered a capital gain and is subject to Capital Gains Tax (CGT). Unlike a separate tax, CGT in Australia is part of your income tax — the taxable gain is added to your assessable income for the financial year you sell, and taxed at your marginal rate.
Your cost base is not simply the purchase price. It includes all legitimate acquisition costs: stamp duty, legal and conveyancing fees, and capital improvements (renovations, extensions, structural upgrades). These are costs that add to the property's value or were incurred to acquire or dispose of it. The higher your cost base, the lower your taxable gain.
For individual taxpayers who hold the property for 12 months or more, only 50% of the net capital gain is taxable — this is the CGT discount. Super funds receive a 33.33% discount, while companies receive no discount but pay a flat 25% company tax rate on the full gain.
Selling costs also reduce your gain. Agent commission, marketing fees, and legal costs on sale are all deducted from the sale price before the gain is calculated. Capital losses from other investments (shares, crypto) can further offset the gain.
Worked example: You purchased a property for $800,000 with $36,000 stamp duty and $3,000 in legal fees, giving a cost base of $839,000. You sell for $1,100,000 minus $27,000 in selling costs = $1,073,000 net proceeds. The capital gain is $234,000. After the 50% discount, the taxable gain is $117,000. At a 37% marginal rate (plus 2% Medicare levy), CGT is approximately $43,000.
CGT Discount Explained
The CGT discount is one of the most significant tax concessions available to Australian property investors. How much discount you receive — and how your gain is ultimately taxed — depends on the type of entity that owns the property and how long it has been held.
The table below illustrates the effective tax outcome on a $200,000 capital gain for each investor type. Note that individual and trust investors must hold for at least 12 months to qualify for any discount. Companies never receive a discount but benefit from a lower flat tax rate.
| Investor Type | Discount | Effective Tax on $200,000 Gain |
|---|---|---|
| Individual (12+ months) | 50% | $100,000 taxed at marginal rate |
| Super Fund (12+ months) | 33.33% | $133,000 taxed at 15% = ~$20,000 |
| Company | 0% | $200,000 taxed at 25% = $50,000 |
| Individual (<12 months) | 0% | $200,000 taxed at marginal rate |
For most individual investors, holding for at least 12 months effectively halves the tax payable on the gain. This is why timing your sale — and understanding the settlement date implications — is critical. The CGT event occurs on the date of the contract, not settlement.
Common Cost Base Items Checklist
Maximising your cost base is one of the simplest ways to legally reduce your CGT. Keep records of every eligible expense from the day you purchase to the day you sell.
Items You CAN Include in Your Cost Base
- ✓Purchase price of the property
- ✓Stamp duty (transfer duty) paid on purchase
- ✓Legal and conveyancing fees (purchase)
- ✓Capital improvements — renovations, extensions, structural work
- ✓Building and pest inspections (pre-purchase)
- ✓Survey and valuation fees related to the purchase
Items You CANNOT Include (Annual Deductions Instead)
- ✗Loan interest and borrowing costs (claimed annually as deductions)
- ✗General repairs and maintenance (claimed as annual deductions)
- ✗Insurance premiums (claimed as annual deductions)
- ✗Council rates and water charges (claimed as annual deductions)
- ✗Property management fees (claimed as annual deductions)
Tip: Keep all receipts and invoices for at least 5 years after disposal. The ATO may request evidence of your cost base claims. Digital records are acceptable.
How the Calculator Works
Enter Property Details
Input purchase price, sale price, state, holding period and your income. Stamp duty is auto-estimated for your state.
Cost Base Auto-Calculated
Your full cost base is built from purchase price, stamp duty, legal fees, and improvements. Add selling costs like agent commission.
See CGT & Net Proceeds
View your CGT discount, tax liability, bracket impact, and net profit. Compare individual, super fund, and company outcomes.
What This Calculator Covers
- 50% CGT discount for individuals (12+ month hold)
- 33.33% super fund discount
- Company flat-rate tax calculation
- Auto stamp duty estimation for all 8 states
- Full cost base builder (purchase + stamp duty + legal + improvements)
- Selling costs deduction (agent, marketing, legal)
- Capital loss offsets from other assets
- Tax bracket impact analysis
Calculator FAQs
How is capital gains tax calculated on property in Australia?▼
Subtract the cost base (purchase price, stamp duty, legals, capital improvements) and selling costs from the sale price to get the capital gain. For a sale contracted before 1 July 2027, individuals holding 12+ months halve the gain (50% discount) and add the rest to taxable income. For a sale on or after 1 July 2027 the enacted Tax Reform No. 1 Act 2026 splits the gain at 30 June 2027: the gain to that date is a deferred discount gain (50% off), while growth after it is taxed on the CPI-indexed real gain, with Division 119 ensuring the income tax attributable to that later gain is at least 30% of it. The purchase date does not change the method.
Does the 50% CGT discount still apply after the Budget 2026 reforms?▼
Yes, on the gain accrued to 30 June 2027, whenever you sell. Every individually or trust-held asset is deemed sold and reacquired at market value on 30 June 2027 (s 112-155); the gain to that date is deferred and keeps the 50% discount at the real sale (s 112-160). Only growth after 1 July 2027 moves to CPI indexation with the 30% minimum tax. Eligible new residential dwellings keep the 50% discount on later growth (s 115-102). Super funds keep the one-third discount and are outside the change; companies never had the discount. The 12 May 2026 Budget cut-off governs negative gearing only.
What costs can I include in my CGT cost base?▼
Your cost base includes the purchase price, stamp duty, legal and conveyancing fees, and capital improvements (renovations, extensions, structural work). It does not include general repairs, maintenance, or holding costs like interest — those are claimed as annual deductions instead.
How does selling an investment property affect my tax bracket?▼
The taxable capital gain (after any discount) is added to your other taxable income for the financial year. This can push you into a higher tax bracket. For example, if you earn $100,000 and have a $60,000 taxable gain, you would be taxed as if you earned $160,000 — with the portion above $120,000 taxed at 37% plus Medicare.
Can I offset capital losses against my property gain?▼
Yes. Capital losses from other assets (shares, crypto, other property) can be offset against your capital gain to reduce the taxable amount. Unused capital losses can be carried forward indefinitely to offset future gains. However, capital losses cannot be offset against ordinary income.
Is there any way to reduce or defer CGT on investment property?▼
Strategies include holding for 12+ months to qualify for the 50% discount, timing the sale for a low-income year, maximising your cost base by keeping records of all improvements, offsetting capital losses, and in some cases using a trust structure. Always consult a tax professional for advice specific to your situation.
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