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    Capital Gains Tax Estimator

    Estimate the CGT payable when you sell an Australian investment property, including the 50% discount for assets held at least 12 months.

    Capital Gains Tax Estimator

    Uses 2026–27 ATO rates. The taxable gain is added to your income and taxed bracket by bracket, plus the 2% Medicare levy.

    $

    Stamp duty, legal and conveyancing fees, and buyer's agent fees when you bought.

    $

    Renovations and extensions, not repairs. A $50,000 renovation reduces the capital gain by $50,000.

    $

    Held 8 years, 4 months and 7 days. The 12 months for the discount run between the two contract dates, not counting either day.

    $

    Agent commission, advertising and legal fees on the sale.

    $

    The taxable gain is added to this income and taxed bracket by bracket.

    $
    50% CGT discount applies: the sale contract is more than 12 months after the purchase contract. Only half the capital gain is taxable.
    Sale price
    $950,000
    Purchase price
    −$600,000
    Capital gain
    $350,000

    Cost base $600,000

    50% CGT discount
    −$175,000
    Taxable capital gain
    $175,000
    CGT (average 43.2% across your tax brackets, incl. Medicare)
    −$75,600
    Sale price less selling costs and CGT
    $874,400
    Tax brackets (2026–27 incl. Medicare):
    $0–$18.2k: 0% · $18.2k–$45k: 17% · $45k–$135k: 32% · $135k–$190k: 39% · $190k+: 47%
    Tax agents, H&R Block ↗Full Selling Calculator (incl. agent fees) →

    Estimates only, not financial or tax advice. CGT outcomes depend on your individual circumstances, eligible cost base adjustments, and any prior-year losses. Consult a registered tax agent (Tax Practitioners Board) before making property decisions.

    How CGT works on property

    The 50% discount: Australian resident individuals who hold an asset for at least 12 months get a 50% discount: only half the gain is added to taxable income. For property the 12 months run between the purchase and sale contract dates, not counting either day. Companies get no discount.

    The cost base: The purchase price plus stamp duty and legal fees at purchase, capital improvements (renovations, extensions), and the costs of selling. A higher cost base means a smaller gain.

    Your main residence: A home that was your main residence for the whole ownership period is generally CGT-exempt. If it was rented out for part of that time, a partial exemption applies. Use the Selling Calculator for the primary residence scenario.

    Prior-year losses: Capital losses from earlier years offset capital gains. This calculator does not model them; a registered tax agent can.

    CGT exemption date: CGT applies to assets acquired on or after 20 September 1985. Assets acquired before then are generally exempt.

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    General Advice Warning

    The information on this site is general in nature and does not consider your personal circumstances, financial situation, or needs. Before acting on any information, you should consider its appropriateness having regard to your own situation and seek professional advice from a licensed financial adviser, mortgage broker, accountant, or solicitor.