Capital Gains Tax Calculator
Estimate your CGT liability when selling an investment property.
Tax rates for FY 2025-26 (last reviewed 2026-03-08)
Property & Sale Details
$
$600,000
$
$850,000
$
Stamp duty, legal fees, renovations, agent fees on purchase
$
Agent commission, marketing, legal, styling
Tax Entity & Rate
$
$100,000 — 30% bracket
50% CGT Discount Applies
Held longer than 12 months as an individual — you pay tax on only 50% of the gain.
Estimated CGT Payable
$30,000
Effective tax rate on gain: 15.0%
Net Proceeds
$800,000
After selling costs and CGT
CGT Calculation Breakdown
Sale price$850,000
Less purchase price− $600,000
Less cost base additions− $30,000
Less selling costs− $20,000
Gross capital gain$200,000
Less CGT discount (50%)− $100,000
Taxable capital gain$100,000
Tax rate (30% ($45,001 – $135,000))× 30%
CGT payable$30,000
Policy Note: CGT & Government
CGT policy differs between Labor and Coalition governments. Key differences to be aware of:
- •Coalition: Maintains the current 50% CGT discount for individuals and trusts on assets held >12 months.
- •Labor: Has previously proposed reducing the CGT discount from 50% to 25% for assets purchased after a future date. This would double the effective CGT on new investments.
- •Always check current policy settings with your tax adviser, as CGT rules can change with each federal budget.
Assumptions
- •This calculator applies the FY 2025-26 tax rates. CGT is added to your assessable income in the year of the CGT event.
- •The 50% CGT discount applies to individuals and trusts for assets held longer than 12 months. SMSF receives a 33.3% discount.
- •This does not account for the Medicare levy, capital losses from other assets, or the main residence exemption.
This is a simplified estimate only. Capital gains tax interacts with your overall tax position — consult a registered tax agent for advice specific to your circumstances.