Free investor tool
Sell before July 2027 calculator
Compare selling before 1 July 2027, when the 50% CGT discount ends for future growth, with holding the property for longer. Both paths are shown after tax, selling costs and repaying the loan.
Updated · Free, no sign-up
| Years from now | Sell now and invest | Hold, then sell | Difference |
|---|---|---|---|
| 1 | $434,469 | $456,929 | $22,460 |
| 2 | $452,195 | $499,569 | $47,373 |
| 3 | $470,645 | $545,069 | $74,424 |
| 4 | $489,847 | $593,641 | $103,794 |
| 5 | $509,833 | $645,501 | $135,668 |
| 6 | $530,634 | $700,876 | $170,242 |
| 7 | $552,284 | $760,001 | $207,717 |
| 8 | $574,817 | $823,126 | $248,309 |
| 9 | $598,270 | $890,510 | $292,240 |
| 10 | $622,679 | $962,428 | $339,749 |
How it works
Does it pay to sell before the change?
Growth up to 30 June 2027 keeps the 50% discount whenever you sell, so selling early does not protect past gains: it only avoids the new treatment on future growth. Selling also costs agent fees, ends the rental income, and leaves you to reinvest the proceeds elsewhere, usually in assets with their own tax.
The calculator compares the two paths at a sale year you choose and finds the growth rate at which holding and selling come out even. For most long-term holders the result depends far more on future growth and the return on the reinvested money than on the tax change itself.
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
Will I lose the 50% discount if I don't sell before July 2027?
No. Growth up to 30 June 2027 keeps the 50% discount whenever you sell. Only growth after that date is taxed under the new indexation and minimum tax rules.
Does negative gearing affect this?
If you owned the property before 7:30pm AEST on 12 May 2026, you keep the existing negative gearing rules until you sell, so holding does not lose them.
Is this tax advice?
No. It is a simplified comparison for an individual resident. Selling is a major decision with tax, lending and personal consequences; get advice from your accountant before acting.
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