Capital Gains Tax Calculator
Estimate the capital gains tax on selling an investment property, shares or crypto, including the 50% discount.
Printed from ClearCalc (clearcalc.com.au/cgt-calculator/). Estimates only, not financial advice.
How capital gains tax works
CGT isn't a separate tax. When you sell an asset such as an investment property, shares or crypto for more than it cost, the gain is added to your taxable income for that year and taxed at your normal rates.
- Work out the cost base: purchase price plus costs such as stamp duty, legal fees and capital improvements.
- Subtract it from the sale price, less selling costs, to get the capital gain.
- Take off capital losses, from this year or carried forward.
- Apply the 50% discount if you owned the asset for more than 12 months.
- Add the result to your income and pay tax at your marginal rate.
The 50% CGT discount
Australian resident individuals who hold an asset for more than 12 months only pay tax on half the gain. The 12 months is counted between the contract dates, not settlement. Selling one day too early can double the taxable gain.
The 2026–27 Budget announced that from 1 July 2027 the 50% discount will be replaced by indexation of the cost base and a 30% minimum tax, for gains that build up from that date. Sales in 2026–27 still get the 50% discount. Check the ATO for how the change applies to assets you already own.
When you don't pay CGT
- Your main residence is usually exempt, as long as it wasn't used to earn income.
- Cars, personal items and assets bought before 20 September 1985 are generally exempt.
Frequently asked questions
How much CGT will I pay on an investment property?
It depends on the gain and your other income. For example, a $217,000 gain on a property held for seven years, with $90,000 of other income, adds $108,500 to your taxable income after the discount. That's about $39,800 in tax.
Does the 12 months start at settlement?
No. For most sales, CGT dates are the contract dates for both buying and selling, not settlement.
Can I reduce my capital gain?
Include all eligible costs in the cost base, hold for more than 12 months, sell in a lower-income year, or use capital losses. Contributing to super in the same year can also reduce your taxable income.
Last reviewed October 2026. This calculator gives an estimate for general information only. Check important figures with the relevant government agency or a licensed professional.