Calculate CGT on property, shares and other assets. Includes 50% discount, main residence exemption, partial exemptions and the 6-year absence rule.
ATO 2025–26 CGT rules50% discount modelledMain residence exemptionReform scenario included
⚠
CGT reform announced — Federal Budget 12 May 2026, effective 1 July 2027:
The 50% CGT discount will be replaced by cost base indexation plus a 30% minimum tax on net
capital gains. Transitional rule: for assets held across 1 July 2027, the gain is apportioned —
the pre-cutover portion keeps the 50% discount, the post-cutover portion falls under the new regime.
Income support recipients (including Age Pension) are exempt from the 30% minimum tax floor.
Pre-CGT (pre-20 September 1985) assets lose their exempt status prospectively: pre-cutover gains
remain exempt, post-cutover gains become taxable. New residential property investors may elect either regime.
Status: announced, legislation pending.
Set your purchase year and sale year below — the calculator detects which regime applies and shows
the appropriate breakdown automatically.
Related: negative gearing restrictions also apply to established residential properties
acquired after 7:30pm AEST 12 May 2026.
📁Asset details
Held 12+ months — the 50% CGT discount applies, halving your taxable gain.
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Enter purchase price only — use the cost base builder below to add stamp duty, legal fees and improvements
Cost base builder
Reduces your taxable gain — add all eligible costs
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$
$
$
Regime: Current law (50% discount)
Value at 1 July 2027 — sets the base for the post-2027 portion
For assets held across the 1 July 2027 cutover, the gain is split into pre-2027 (50% discount) and post-2027 (indexation + 30% min) portions. The asset's value at 1 July 2027 sets the boundary.
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Quoted share price at 1 July 2027, professional property valuation, or other documented evidence of market value at the cutover date.
Apportioned value: — (using time-based formula: cost base + nominal gain × pre-2027 fraction of holding period)
⚠ Pre-CGT asset (acquired before 20 September 1985).
Until 30 June 2027, pre-CGT assets remain fully exempt from CGT.
From 1 July 2027, the pre-CGT exemption ends prospectively: the gain accrued up to 1 July 2027 stays exempt, but gain accruing from 1 July 2027 onwards becomes taxable under indexation + 30% minimum tax. The asset's value at 1 July 2027 sets the new cost base. Get a professional valuation before 1 July 2027 if you hold pre-CGT assets — the figures shown here are indicative only.
Inflation projection (post-2025) — used for indexation calculations
Future CPI doesn't exist yet. The calculator projects forward from Q3 2025 (real ABS data) at the rate below. Default 2.5%/yr is the midpoint of the RBA's 2-3% target band. Adjust to see how sensitive your result is to the inflation assumption.
%/yr
Range: 0–10%. Realistic plausible band: 1.5%–3.5%. Below 2% inflation, the reform's break-even point moves later (more recent purchases reach break-even); above 3% inflation, the post-cutover slice gets fully absorbed by indexation in many scenarios.
Total cost base additions: $0 — added to your purchase price to reduce your capital gain. ATO cost base rules →
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$
Agent commission, legal fees, advertising
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Prior year or current year capital losses
🏠Exemptions
Main residence (PPOR) — fully exempt
Partial main residence (lived in AND rented)
Exemption applies proportionally: days as main residence ÷ total days owned
days
days
50.0%
6-year absence rule: If you moved out and rented for up to 6 years, you may claim those days as main residence — enter them in "Days as main residence" above. You can only claim one property at a time under this rule.
💰Your income this year
CGT is not a separate rate — your gain is added to your other income and taxed at your marginal rate. Your existing income determines which bracket the gain falls into.
$
After salary sacrifice but before adding this capital gain
Receive Age Pension or income support payment i
Exempts you from the 30% minimum tax floor under the post-2027 regime. You still pay marginal rate tax on indexed gains.
Australian residents held 12+ months: 50% CGT discount applies.
✓
Fully exempt
Main residence exemption applies — no CGT payable
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Capital loss
Carry forward to offset future gains — cannot offset ordinary income
CGT payable
$27,525
on a $235,000 net gain · 50% discount applied
📊How your sale is treated
Set your purchase year and sale year above. The calculator works out which regime applies (current law, post-2027 new regime, or apportioned for straddling assets) automatically.
Status: Post-2027 rules announced 12 May 2026, legislation pending.
The apportionment for straddling assets uses the ATO time-based formula method. Taxpayers may also obtain a 1 July 2027 valuation (e.g. quoted share prices, professional property valuation) instead — that alternative can produce a different result.
Source: Budget Paper No. 2, 12 May 2026, "Tax Reform — reforming negative gearing and capital gains tax"; PM's statement 12 May 2026; ATO CPI rates table.
Apportionment / indexation detail:
How it's calculated
Sale price
$750,000
Less cost base
−$500,000
Less selling costs
−$15,000
Gross capital gain
$235,000
Main residence exemption
−$235,000
100% exempt
Capital losses offset
−$0
50% CGT discount i
−$117,500
50% discount
Taxable gain (added to income)
$117,500
Marginal rate on gain i
32.5%
Income $95k + gain $117.5k
11.7%
Effective CGT rate on gain
$207,475
After-CGT net proceeds
32.5%
Your marginal rate
$212,500
Total income this year
Apportionment breakdown — straddling 1 July 2027
Pre-2027 portion (50% discount + marginal rate)$0
Post-2027 portion (indexation + 30% min, unless income support)$0
Total CGT payable$0
Apportionment uses the ATO time-based formula based on days held before vs after 1 July 2027. Taxpayers may alternatively obtain a 1 July 2027 valuation to set the cutover value directly. Status: announced 12 May 2026, legislation pending. Consult a registered tax agent before acting on these figures.
Sources: ATO Capital Gains Tax —
ato.gov.au/cgt ↗ ·
ATO 50% discount · ATO Main residence exemption · ATO Cost base.
Reform scenario source: The Nightly, 15 April 2026.
ATO CGT ↗
Disclaimer: Estimates only. Not financial or tax advice. CGT calculations are complex and depend on your individual circumstances, depreciation history, and ATO interpretations.
Australian Life Costs does not hold an AFSL and is not authorised to provide personal financial advice. Always consult a registered tax agent or accountant before making investment decisions.
The "reform scenario" reflects media reports of proposed changes that are not law. Always consult a registered tax agent or accountant before making investment decisions.
Australian Life Costs is not a licensed financial adviser.