Capital gains tax calculator
Estimate the tax on selling an investment property, shares or crypto. Includes buying and selling costs, the 50% CGT discount, capital losses and your marginal tax rate for 2025-26 and 2026-27.
Your estimate (2026-27)
Estimated tax on the gain
$33,315
Selling a big asset? Get the cost base right.
Depreciation you claimed, partial main residence use and the cost base records all change the real figure. A tax agent who works with property investors can get it right before you lodge.
Browse tax agents for property investorsTax on a capital gain, by income (2026-27)
Estimated tax on a capital gain held for at least 12 months (so the 50% discount applies), by your other taxable income for the year. Includes the 2% Medicare levy.
| Capital gain | Income $60,000 | Income $90,000 | Income $150,000 |
|---|---|---|---|
| $20,000 | $3,300 | $3,200 | $3,900 |
| $50,000 | $8,100 | $8,000 | $9,750 |
| $100,000 | $16,100 | $16,350 | $20,300 |
| $200,000 | $33,850 | $35,850 | $43,800 |
How the calculator works
- Capital proceedsare the sale price less selling costs such as agent's commission, advertising and legal fees.
- Cost base is the purchase price plus buying costs (stamp duty, legal and conveyancing fees, brokerage) and capital improvements. It does not include costs you have already claimed as a tax deduction, such as interest or repairs.
- Capital losses from this year or earlier years are subtracted before the discount.
- The 50% discount applies when you owned the asset for at least 12 months, not counting the day you bought and the day you sold. The calculator checks this from your contract dates.
- Tax is the difference between tax on your income with and without the net capital gain, using the resident tax rates and Medicare levy for the year of sale.
For property, capital works deductions (division 43) you claimed while renting it out reduce the cost base. The calculator does not adjust for this, which is one reason to have a tax agent check a property sale.
Proposed changes from 1 July 2027
The 2026-27 Budget (12 May 2026) announced that from 1 July 2027 the 50% CGT discount would be replaced for individuals, trusts and partnerships by:
- cost base indexation, so only the gain above inflation (CPI) is taxed, as it was between 1985 and 1999; and
- a 30% minimum tax rate on capital gains, which would not affect people already paying at least 30%. People who receive a means-tested payment such as the Age Pension or JobSeeker in the year of sale would be exempt.
Assets bought and sold before 1 July 2027 would not change. For assets held on that date, the 50% discount would still apply to the gain up to 1 July 2027, and the new rules only to growth after it. The main residence exemption would stay. The Treasury Laws Amendment (Tax Reform No. 1) Bill 2026 passed the House of Representatives on 4 June 2026 and was referred to a Senate committee. It is not law until it also passes the Senate. See the Budget explainer and the Parliamentary Library bills digest.
Holding an investment property? The negative gearing calculator shows what it costs you each year after tax.
Sources: ATO CGT discount, ATO how to calculate your CGT.
Frequently asked questions
How is capital gains tax calculated in Australia?+
Work out your capital proceeds (sale price less selling costs) and your cost base (purchase price, buying costs and capital improvements). The difference is your capital gain. Subtract any capital losses, then halve what is left if you held the asset for at least 12 months. The result, your net capital gain, is added to your taxable income and taxed at your marginal rate.
What is the 50% CGT discount?+
Australian resident individuals can reduce a capital gain by 50% if they owned the asset for at least 12 months before selling it. When counting the 12 months you exclude the day you acquired the asset and the day of the sale. Companies cannot use the discount and foreign residents generally cannot either.
Is there a separate capital gains tax rate?+
No. Under the current rules there is no separate CGT rate for individuals. Your net capital gain is added to your other income for the year, so it is taxed at your marginal rate plus the 2% Medicare levy. A large gain can push part of your income into a higher bracket.
Do I pay capital gains tax on my home?+
Usually not. Your main residence is generally exempt from CGT. You may pay some CGT if you rented it out, used it for business, or it sits on more than 2 hectares. This calculator assumes no exemption, so use it for investment assets or ask a tax agent to work out a partial exemption.
Can a capital loss reduce my salary income?+
No. Capital losses can only be used against capital gains. If you have no gains this year, the loss is carried forward with no time limit and used against future capital gains, before the 50% discount is applied.
Is capital gains tax changing?+
The 2026-27 Budget proposed replacing the 50% discount with cost base indexation and a 30% minimum tax on capital gains, from 1 July 2027. The bill passed the House of Representatives on 4 June 2026 and was referred to a Senate committee. It is not law until it also passes the Senate. Either way, sales before 1 July 2027 are taxed under the current rules, which this calculator uses.
How is crypto taxed?+
The ATO treats crypto as a CGT asset for most people. Selling it, swapping it for another crypto or using it to buy goods can each be a CGT event, with the 50% discount available if you held it for at least 12 months.
General information only, not tax advice. Estimates use Australian resident rates published by the ATO (rates last checked 27 September 2026) and assume no other income, offsets or exemptions unless entered. Assumes you are an Australian resident individual, the asset is not your main residence and no other CGT concessions apply. Nothing you enter leaves your browser. For advice on your own situation, speak to a registered tax agent.