Free investor tool
Capital gains tax calculator
Estimate the capital gains tax when you sell an investment property, with the gain split between the current 50% discount and the indexation rules that apply to growth after 1 July 2027.
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How it works
How CGT on property works now, and from 2027
Your capital gain is the sale price less selling costs, minus your cost base: the purchase price plus stamp duty and buying costs, plus capital improvements, less any capital works (Division 43) deductions you claimed. Individuals who hold for at least 12 months currently pay tax on only half the gain, at their marginal rate.
The Treasury Laws Amendment (Tax Reform No. 1) Act 2026 became law on 26 June 2026. From 1 July 2027 it replaces the 50% capital gains discount with inflation indexing plus a 30% minimum tax on real gains, and limits negative gearing on established residential property bought after 7:30pm AEST on 12 May 2026. Growth up to 30 June 2027 keeps the 50% discount whenever you sell. Growth after that is indexed for inflation and taxed at no less than 30%. This calculator splits the gain in a straight line by time owned unless you enter a 1 July 2027 valuation; the official apportionment method is still being finalised.
The numbers are one part of the decision
We look at the figures alongside growth drivers, vacancy, supply and how a property fits your borrowing and portfolio plans, then choose the market that suits your strategy, wherever it is in Australia. See how we buy investment property.
FAQ
Common questions
When does the CGT change start?
1 July 2027. Gains that accrued before then keep the 50% discount; only growth after 1 July 2027 uses indexation and the 30% minimum tax.
Do I pay CGT on my home?
Generally no. The main residence exemption is unchanged. This calculator is for investment property.
What is included in the cost base?
The purchase price, stamp duty, legal fees, buyer's agent fees, inspection costs and capital improvements, less any capital works deductions you have claimed.
Is this tax advice?
No. It is a simplified estimate for an individual Australian resident. It does not cover trusts, companies, SMSFs, foreign residents or the new-build election. Confirm your position with your accountant.
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