Capital Gains Tax Estimator
Estimate the CGT payable when you sell an Australian investment property, including the 50% discount for assets held longer than 12 months.
Capital Gains Tax Estimator
Uses 2025–26 ATO marginal rates. CGT is stacked on top of your income and taxed at your marginal rate.
Renovations, extensions, and major improvements that are not repairs increase your cost base and reduce CGT. E.g. a $50k kitchen renovation reduces your taxable gain by $50k.
Held approximately 8 years
CGT is added on top of your income and taxed at the marginal rate that applies to the combined amount.
$0–$18.2k: 0% · $18.2k–$45k: 18% · $45k–$135k: 32% · $135k–$190k: 39% · $190k+: 47%
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.
CGT — what you need to know
The 50% discount: Australian residents who hold an asset for more than 12 months before disposal receive a 50% CGT discount. Only half the gain is added to your taxable income. This discount does not apply to companies.
The cost base: Your cost base is not just the purchase price. It also includes stamp duty, legal fees at purchase, and the cost of capital improvements (renovations, extensions). Increasing your cost base reduces your taxable gain.
Your main residence: If the property was your primary residence for the entire ownership period, the gain is generally CGT-exempt. If you rented it out for some of that time, a partial exemption applies. Use the Selling Calculator for the primary residence scenario.
Prior-year losses: Capital losses from other assets in prior years can be used to offset capital gains, reducing your tax bill. This calculator does not model prior-year losses — consult a tax agent.
CGT exemption date: CGT only applies to assets acquired after 20 September 1985. Pre-CGT assets are generally fully exempt.
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