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Capital Gains Tax Calculator for Property (Australia)
Work out the capital gains tax on selling an investment property. The calculator builds your cost base, applies capital losses and the 50% discount, and taxes the gain on top of your other income using the current resident or foreign resident tax scale.
Capital Gains Tax Calculator (Australian Property)
Estimate the capital gains tax on selling an investment property, including the 50% discount, capital losses and tax on top of your other income.
Inputs
Purchase
Sale
Your tax position
Results
Total cost base
Purchase + buying + improvements + selling costs
$650,000
Capital gain
$200,000
Holding period
12 months or more, so the 50% discount applies
2817 days
Taxable capital gain
$100,000
Tax on income only
$21,188
Tax with the gain
$57,788
Estimated CGT payable
$36,600
Effective CGT rate on gain
18.3%
Gain after tax
$163,400
Educational estimate only. Not tax advice. Consult a registered tax agent.
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How capital gains tax on property works
There is no separate CGT rate. The taxable part of your gain is added to your other income for the year and taxed at your marginal rates. A large gain can push you into a higher bracket, which is why the calculator taxes the gain on top of your income rather than at a single flat rate.
Cost base. Your cost base is the purchase price, plus the costs of buying (stamp duty, legal), plus capital improvements, plus the costs of selling (agent, legal, advertising). Repairs and maintenance you claimed as deductions are not part of it.
The 50% discount. Australian residents who own the property for at least 12 months get a 50% discount on the gain. Foreign residents do not get the discount. Timing the sale contract date matters, because the date is when the contract is signed, not when it settles.
Capital losses. Losses are applied against the gain before the discount. Unused net capital losses carry forward to future years, but they cannot be offset against ordinary income.
Main residence. If the property was your home for the entire time, the gain is exempt. Part-year use, rental periods and the six-year absence rule change this, and are not modelled here.
This is an educational estimate, not tax advice. It uses the 2025-26 and 2026-27 individual tax scales and a flat 2% Medicare levy, and does not model company, trust or super fund ownership. Consult a registered tax agent before you sell.
Know your cost base before you sell
The better your records of improvements and costs, the lower your gain. VANTAGE keeps every transaction and document for each property in one place, ready for your accountant.
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