Free Tool · Australia

Capital Gains Tax Calculator

Work out your CGT on an Australian property sale — with the 50% discount applied if held over 12 months, and tax at your marginal ATO rate.

Sale details

Sale price

Purchase price

Buying + selling costs (stamp duty, agent fees, legals)

Capital improvements (renovations, extensions)

Your taxable income (excluding this gain)

Held for more than 12 months?

Main residence (principal place of residence — may be CGT exempt)

Your capital gains tax estimate

CGT payable
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Gross capital gain

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Cost base (purchase + costs + improvements)

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Discounted gain (after 50% discount)

—

New taxable income for the year

—

Net proceeds after tax

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Estimates only. CGT depends on your individual tax situation, main residence status, and the year of sale. Always confirm with a registered tax agent.

How Capital Gains Tax Works on Australian Property

CGT is not a separate tax — the gain is added to your taxable income in the year you sell, and taxed at your marginal rate. If you've held the property for more than 12 months, you apply the 50% CGT discount before including it in income. Your main residence (PPOR) is generally exempt, subject to conditions.

The "cost base" includes not just the purchase price but all acquisition costs (stamp duty, legal fees) and capital improvements. Holding receipts for renovations can substantially reduce your tax bill when you sell.

Strategies to Reduce CGT

Hold for 12+ months — unlocks the 50% discount.
Track all costs — stamp duty, agent fees, renovations, capital works (div 43) adjustments.
Time the sale — sell in a low-income year (e.g. after retirement) to drop marginal rates.
Use the 6-year PPOR rule — if the property was once your main residence, you may remain CGT-exempt for up to 6 years while renting it out.