Capital Gains Tax — Updated for 2026–2027
Capital Gains Tax Calculator — Property, Shares and the CGT 2027 Reform
Capital gains tax calculator for property, shares and crypto. Pick today's 50% discount, the 2027 indexation method, or compare both.
Capital Gains Tax
Calculate under
Asset type
Enter the acquisition cost before discounts or offsetting losses.
Use the total capital proceeds from the disposal.
Holding period
Other income
Used to estimate the extra tax on the taxable capital gain.
Capital Gains Tax Estimate
Additional tax on the gain
$37,850
Gross capital gain: $200,000
- Effective CGT rate
- 18.9%
- 50% discount
- Applied
- Gross capital gain
- $200,000
- Taxable capital gain
- $100,000
- Holding period
- 897 days
- Discount removed
- $100,000
- The asset was held for more than 12 months, so only $100,000 of the gain is added to your taxable income (50% discount applied).
How Your CGT Was Calculated
Step-by-step: gain, discount, marginal tax
CGT discount
Tax on the gain
Effective rate on the gain: 18.9%
Tax impact of this capital gain
Two scenarios — your total tax with and without this capital gain.
- Tax without this capital gain
- $16,120
- Tax with this capital gain
- $53,970
- Extra tax from CGTthe difference between the two scenarios
- $37,850
Want to see your full-year tax?
Add this capital gain to your income tax calculation.
What's next
Reviewed by Ashma Ghimire, ASA, CPA AustraliaLast reviewed 15 May 2026
How the CGT Calculator Works
How It Works
- Pick a method: Choose the Discount method (today's 50% CGT discount), the Indexation method (the 1 July 2027 reform — CPI cost base plus a 30% minimum tax floor), or Compare to see both regimes side by side.
- Enter purchase and sale values: Provide the acquisition cost and the sale proceeds for your property, shares, cryptocurrency, or other CGT asset.
- Set the holding period: The dates determine whether the 50% discount or CPI cost-base indexation is available. Division 119's minimum-tax rule is based on the CGT event date and can still apply when the 12-month indexation gate is not met.
- Enter your other annual income: The calculator layers the taxable capital gain on top of your existing income to estimate the incremental tax at your marginal rate.
- Review the result: See the additional tax created by the gain — or, in Compare mode, the difference between the two regimes for the same scenario.
Key CGT Concepts
Discount Method (today's 50% CGT discount)
For assets held over 12 months, only half the capital gain is added to your taxable income — the standard CGT discount under today's law. Applies to disposals up to 30 June 2027.
Indexation Method (CGT 2027 reform)
For CGT events from 1 July 2027, eligible cost bases are indexed and Division 119 can add a whole-dollar minimum-tax top-up. Qualifying new dwellings keep a default 50% discount with an election to use indexation.
Marginal Tax Effect
Capital gains are taxed at your marginal rate under both regimes, not a flat CGT rate. The tax depends on your total income position after the gain is included.
Capital Losses
Losses from asset sales can offset capital gains under both regimes but cannot reduce salary income. Unused losses carry forward indefinitely to reduce future gains.
Example: Discount method — shares sold after 2 years
Purchased for $200,000, sold for $350,000, with $90,000 annual salary, using today's 50% CGT discount:
Capital gain breakdown
- Gross capital gain:$150,000
- 50% CGT discount:-$75,000
- Taxable capital gain:$75,000
Tax impact
- Tax without gain ($90k):$19,320
- Tax with gain ($165,000):$47,895
- Additional CGT:$28,575
Discount-method example only. Switch to the Indexation method or Compare mode in the calculator to see the same scenario under the 2027 reform.
How much capital gains tax will I pay?
There is no flat CGT rate — a capital gain is added to your other taxable income and taxed at your marginal rate, so the same gain costs a higher earner more. Held over 12 months, the discount method halves the taxable gain. Estimated additional tax on a range of long-held gains, by other annual income:
| Capital gain | $60,000 income | $90,000 income | $120,000 income |
|---|---|---|---|
| $100,000 | $17,200 | $18,100 | $19,800 |
| $200,000 | $35,850 | $38,700 | $42,450 |
| $300,000 | $58,100 | $62,950 | $66,700 |
| $500,000 | $106,600 | $111,450 | $115,200 |
Discount method, asset held over 12 months, 2026–2027 rates including the Medicare levy. Cost-base adjustments, offsets and the main-residence exemption are not included. Switch to the Indexation method in the calculator for disposals from 1 July 2027.
Example: investment property sold after four years
Investment property bought for $500,000, sold for $800,000 after about four years, with $80,000 other income. Build your cost base first — purchase price plus stamp duty, legal and improvement costs — then enter it as the purchase price.
Capital gain after cost base
- Cost base (purchase + stamp duty + improvements):$555,000
- Net sale proceeds (sale − selling costs):$780,000
- Gross capital gain:$225,000
- 50% CGT discount:-$112,500
- Taxable capital gain:$112,500
Tax impact
- Tax without gain ($80,000):$16,120
- Tax with gain ($192,500):$59,233
- Additional CGT:$43,113
Main-residence exemptions are not modelled; this assumes an investment property held the whole time. Enter your own figures above for a personalised estimate.
What this CGT estimate does and does not cover
It estimates the incremental tax effect
Rather than applying a flat CGT rate, the calculator measures the increase in total tax once the taxable gain is added to your other annual income. That reflects how capital gains are actually taxed for individuals in Australia. To see how the same income flows through to your salary after tax, use the take-home pay calculator.
Each method changes the taxable amount, not the tax rate
Under the Discount method, only half of an eligible gain is added to taxable income. Under the Indexation method, the cost base is inflated by CPI so only the real gain is added — with a 30% minimum tax floor on that real gain. In both cases your marginal tax rate still depends on your wider income position after the gain is included.
2027 CGT reform — what's changing
This calculator supports both regimes. Use the mode toggle at the top to switch between the Discount method (today's 50% discount), the Indexation method (the 1 July 2027 reform), or Compare to see both side by side. From 1 July 2027 the Government will replace the 50% discount with CPI cost-base indexation and a 30% minimum tax rate on real capital gains for individuals, trusts and partnerships. The 12-month holding rule still applies. Super funds and companies are not affected.
See the 2027 CGT reform guide for the transitional rules, the new-build election, and worked examples — or the summary in the CGT guide.
Cost-base adjustments are not modelled
Real CGT calculations can include brokerage, stamp duty, improvements, legal fees, capital losses carried forward and asset-specific exemptions. Treat this as a clean baseline, not a final tax return figure.
Frequently Asked Questions
How is the additional CGT estimate calculated?
The calculator works out the taxable capital gain under the method you picked, adds it to your other annual income, then reruns the site's tax engine. The extra tax shown is the difference between tax with the gain and tax without it. In Compare mode the calculator runs both methods on the same inputs and shows the difference in additional tax.
What's the difference between the Discount method and the Indexation method?
The Discount method is today's law: hold an asset for more than 12 months and only 50% of the capital gain is added to taxable income. For covered CGT events from 1 July 2027, the enacted method ordinarily indexes the cost base and applies Division 119's 30% comparison to the covered gain. The 12-month rule gates indexation, but not Division 119. Qualifying new residential dwellings keep the discount by default, with an election to use indexation. Use Compare to see both regimes side by side.
When should I use Compare mode?
Use Compare when you're trying to decide whether the enacted rules for CGT events from 1 July 2027 change the tax outcome on the same gain. Compare runs both regimes on identical inputs, including the transitional pre/post split for assets already held at the changeover. It remains a planning estimate, so consult an adviser for material decisions.
When does the 50% CGT discount apply?
For individuals, the standard 50% CGT discount applies under the Discount method when an eligible asset has been held beyond its 12-month anniversary. For CGT events from 1 July 2027, qualifying new residential dwellings keep that discount by default under section 115-102, with an election to use indexation instead. Transitional pre-2027 gains can also retain the discount.
What happens if the result is a capital loss?
The calculator shows a capital loss and sets additional tax to zero. Capital losses generally carry forward to offset future capital gains and do not reduce salary or wage income directly.
Does the property option include main-residence exemptions?
No. The property option is there for context only. This tool does not model main-residence exemptions, partial exemptions, cost-base adjustments, or state-specific transaction costs.
How does my other income affect the CGT I pay?
Capital gains are added on top of your other taxable income, so they are taxed at your marginal rate. Someone earning $50,000 will pay less CGT on the same gain than someone earning $150,000, because the gain pushes into higher tax brackets for the higher earner.
Can I offset capital losses against my salary?
No. Capital losses can only offset capital gains — they cannot reduce tax on salary, wages, or other ordinary income. Unused capital losses carry forward indefinitely to offset future capital gains.
How do I calculate capital gains tax on property in Australia?
Subtract your cost base (purchase price plus stamp duty, legal fees, and improvement costs) from the sale price to get the gross capital gain. If you held the property for more than 12 months, the 50% CGT discount halves the taxable gain. The remaining amount is added to your other income and taxed at your marginal rate. This calculator estimates that incremental tax. Note: main-residence exemptions are not modelled here.
Is cryptocurrency subject to capital gains tax in Australia?
Yes. The ATO treats cryptocurrency as a CGT asset. Selling, trading, or exchanging crypto triggers a CGT event. If you held the crypto for more than 12 months, you can claim the 50% discount. Enter the purchase and sale values into this calculator to estimate the additional tax on your crypto gains.
Does this calculator reflect the 2027 CGT reform?
Yes. The reform was enacted as Act No. 49 of 2026 and applies to CGT events from 1 July 2027. Indexation is available after the 12-month gate, while Division 119's 30% minimum-tax rule also covers sub-12-month nominal gains. The calculator includes the qualifying-new-dwelling discount/election and the section 119-15 listed-payment exemption.
How does the 2027 mode estimate work?
The 2027 mode splits a pre-reform asset at its deemed 1 July 2027 value, keeps the discount on the pre-reform slice, and indexes the post-reform cost base using the 2.5% Treasury modelling assumption. Division 119 compares 30% of the covered gain with the change in basic income tax before offsets, then rounds any positive gap down to whole dollars.
Why does the 2027 mode assume a 2.5% CPI?
Treasury's Budget 2026-27 factsheet uses a 2.5% CPI assumption for its modelling of the reform — the same figure that appears in the published worked examples. We have hard-coded that rate in the 2027 mode for now. Once Treasury or the ATO publishes an official indexation methodology, the calculator will be updated to match.
Which mode should I use?
Use 'Discount method' for a disposal up to 30 June 2027. Use 'Indexation method' for an enacted-law estimate of a CGT event from 1 July 2027, including transitional split treatment, qualifying-new-dwelling choices and the listed-payment exemption. Use 'Compare' to see both methods on the same inputs. The output is still an estimate, not a tax return calculation.
Should I sell before 1 July 2027 to keep the 50% discount?
Not automatically. Under the transitional rules, gains accrued before 1 July 2027 keep the 50% discount via a deemed value at that date — you don't lose the discount on the pre-2027 portion just because you sell later. Whether early disposal saves tax depends on your asset, real returns, and marginal rate. Use the reform guide's worked examples and consult an adviser for material decisions.
Is capital gains tax different in NSW, Victoria, or Queensland?
No. Capital gains tax is a federal tax set by the ATO and the same rules apply in every Australian state and territory — there is no separate state CGT rate for NSW, Victoria, Queensland or anywhere else. What does vary by state is the transfer (stamp) duty you pay when you buy an asset, which can form part of your cost base and reduce the gain. This calculator applies the national CGT rules wherever you live, so you can use it for a disposal in any state.
How much capital gains tax will I pay?
There is no single figure — capital gains are added to your other taxable income and taxed at your marginal rate, so the same gain costs a higher earner more than a lower earner. Two things drive the result: whether you held the asset more than 12 months (which makes the gain eligible for the discount method) and your other annual income for the year. Enter your gain, holding period and other income above and the calculator layers the taxable gain onto your income to show the extra tax that gain creates.