Capital Gains Tax

CGT Calculator Australia

Estimate capital gains tax on property, shares, or crypto. Includes 50% discount for assets held over 12 months.

Held: 4y 2m (1520 days)
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Used to calculate which tax bracket your gain falls into

$4,800
Est. CGT Payable
16.0%
Effective CGT Rate
$75,200
Net Proceeds (after CGT)
50% CGT Discount applies — held for 4y 2m (1520 days). Your $30,000 gain is halved to $15,000 before tax.

Capital Gain Breakdown

Sale Proceeds$80,000
Less: Cost Base− $50,000
Gross Capital Gain$30,000
Less: 50% CGT Discount− $15,000
Net Capital Gain$15,000

Tax Impact

Without the gain
$85,000
Taxable income
$17,988
Tax payable
With the gain
$100,000
Taxable income
$22,788
Tax payable
Additional tax (CGT payable)$4,800
Marginal rate on gain32.0%
Effective CGT rate16.0%

What You Keep

What if I sell in a different income year?

CGT is charged at your marginal rate. Selling in a year when your income is lower — parental leave, early retirement, sabbatical — can significantly reduce the tax.

ScenarioOther IncomeCGT PayableSaving vs Now
Current income$85,000$4,800—
−$20k (e.g. part-year)$65,000$4,825—
−$40k (e.g. parental leave)$45,000$5,025—

Timing the sale is one of the most powerful (and legal) CGT planning strategies. Speak with a tax adviser before acting.

Net proceeds after all costs

Sale price$80,000
Less: selling costs (agent, marketing, legals)− $0
Less: CGT payable− $4,800
Net proceeds (in your pocket)$75,200

CGT Tips

  • → Hold for 12+ months to halve your CGT (50% discount for residents)
  • → Include all buying costs in your cost base (stamp duty, legal fees, inspection reports)
  • → Include all selling costs to reduce your proceeds (agent commission, marketing, legals)
  • → Capital losses can offset capital gains — consider realising losses before EOFY
  • → Low income year? Selling in a year with lower income reduces your effective CGT rate
  • → Your family home (main residence) is fully exempt from CGT
  • → Small business owners: up to $500k lifetime CGT concessions may apply

How Capital Gains Tax Works in Australia

Capital Gains Tax (CGT) is not a separate tax — it's part of your income tax. When you sell an asset for more than you paid, the profit (capital gain) is added to your taxable income for that financial year and taxed at your marginal rate.

The key benefit for Australian residents is the 50% CGT discount: if you hold an asset for more than 12 months before selling, you only include half the capital gain in your income. This effectively halves your tax on long-term investments.

Your cost base includes everything you paid to acquire the asset: the purchase price, stamp duty, legal fees, and (for property) any capital improvements. Your sale proceeds are reduced by selling costs like agent commissions and legal fees.

CGT Exemptions & Concessions

  • Main Residence Exemption: Your primary home is fully exempt from CGT — no tax when you sell the house you live in.
  • 12-Month Discount: Australian residents get a 50% discount on assets held 12+ months. Non-residents don't qualify.
  • Capital Losses: Losses can offset gains in the same year or be carried forward to future years — they can't offset ordinary income.
  • Small Business Concessions: If you run a small business (turnover < $2m or net assets < $6m), you may qualify for additional concessions including the $500k lifetime limit, 15-year exemption, or rollover provisions.
  • Super Fund CGT: Assets held in superannuation are taxed at 10% CGT (or 0% in pension phase) — far lower than personal CGT rates.