Capital gains tax calculator Australia (2025-26 and 2026-27)
Work out your capital gain or loss and net capital gain on property, shares or crypto sold between 1 July 2025 and 30 June 2027, with the 50% CGT discount, capital losses applied in the best order, carried-forward losses, and an estimate of the extra tax at your marginal rate. It follows the ATO's steps and matches its worked examples.
2027 changes: the Treasury Laws Amendment (Tax Reform No. 1) Act 2026 is now law. From 1 July 2027, the 50% discount is replaced by cost base indexation and a 30% minimum tax for individuals, trusts and partnerships, but only for gains that accrue from that date. Sales up to 30 June 2027 use the current rules below. More on the changes.
Everything runs in your browser. Nothing you type is sent anywhere or saved.
CalculatorWorked examplesHow it works2027 changesFAQ
Worked examples (ATO)
- Justin: owns a block of land for 18 months and sells it for a $10,000 profit, with no capital losses. With the 50% discount he declares a capital gain of $5,000.
- Rhi, one asset: buys an investment property for $500,000 and sells it 5 years later for $600,000. Cost base $530,000 ($500,000 + $15,000 stamp duty + $1,200 conveyancing + $1,300 sale conveyancing + $12,500 agent's commission). Capital gain $70,000, discount $35,000, net capital gain $35,000 (label 18A), total capital gains $70,000 (18H).
- Rhi, two assets: she also sells shares that cost $10,000 for $5,500, a $4,500 capital loss. $70,000 − $4,500 = $65,500, then the 50% discount gives a net capital gain of $32,750.
How it works
- Capital proceeds less cost base (purchase price plus buying costs, capital improvements and selling costs) gives a gain or loss for each asset.
- Capital losses, starting with any carried forward, are taken off gains that don't get the discount first, which gives the lowest tax.
- The 50% discount applies to what's left of gains on assets owned for at least 12 months by an Australian resident individual. The 12 months excludes the day you acquired the asset and the day of the CGT event, which is the contract date, not settlement.
- The net capital gain is added to your taxable income and taxed at your marginal rate. A net capital loss is carried forward. It can't reduce other income.
Not modelled: the main residence exemption, inherited assets, pre-21 September 1999 indexation, small business concessions, the affordable housing extra discount, and reduced cost base adjustments (e.g. capital works deductions already claimed). Use the ATO's CGT calculator or an adviser for those.
CGT and negative gearing changes from 1 July 2027
- The 50% CGT discount is replaced by cost base indexation plus a 30% minimum tax on capital gains for individuals, trusts and partnerships. This applies only to gains that accrue from 1 July 2027. Gains accrued before then keep the 50% discount.
- Investors in new builds can choose either the 50% discount or the new arrangements.
- Negative gearing for residential property is limited to new builds from 1 July 2027. Properties held at 7:30pm AEST on 12 May 2026 (including contracts not yet settled) are exempt. For established properties bought after that, losses can only be deducted against residential property income and gains, and excess losses carry forward.
This calculator will add the new rules once the ATO publishes its guidance and worked examples for 2027-28.
FAQ
How is capital gains tax calculated in Australia?
Take the sale price (capital proceeds) less the cost base (purchase price plus buying costs, improvements and selling costs). Subtract capital losses, then halve what’s left of any gain on an asset you owned for 12 months or more if you’re an Australian resident. The net capital gain is added to your taxable income and taxed at your marginal rate.
Has the 50% CGT discount been removed?
Not yet for current sales. The Treasury Laws Amendment (Tax Reform No. 1) Act 2026 replaces the 50% discount with cost base indexation and a 30% minimum tax, but only for gains accruing from 1 July 2027. Sales up to 30 June 2027 get the full 50% discount, and gains accrued before 1 July 2027 keep it.
When does the 12 months for the CGT discount start?
You need to own the asset for at least 12 months, not counting the day you acquired it or the day of the CGT event. For property, the CGT event is usually the date of the sale contract, not settlement.
Which year do I report a property sale in?
The year the contract was signed. If contracts are exchanged on 4 June 2026 and settlement is on 6 July 2026, the gain goes in the 2025-26 tax return.
Can I use capital losses against my salary?
No. Capital losses only reduce capital gains. A net capital loss is carried forward to future years, and you apply it to future gains before the discount.
Are the negative gearing changes in effect?
They start on 1 July 2027 and only affect established residential properties bought after 7:30pm AEST on 12 May 2026. Properties held before then, and new builds, keep negative gearing.
Sources (checked 17 Oct 2026): ATO How to calculate your CGT (updated 29 June 2026); ATO CGT discount; ATO Tax reform – reforming negative gearing and capital gains tax (updated 29 June 2026); Treasury Budget 2026-27 tax system changes. Tax estimate uses the ATO resident tax rates, LITO and Medicare levy for 2025-26 and 2026-27.
General information, not tax advice. CGT has many special rules. Check the ATO guidance or a registered tax agent for your situation.