Property Compass
by Sextant Digital
Property Compass
Capital Gains Tax Estimator
Estimate how much capital gains tax you'd owe when selling, based on your income and the ATO's current tax brackets.
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Purchase Details
What you paid and the costs involved.
$17,325
Buying costs
$3,100
Sale
Estimated sale price and costs of selling.
Selling costs
$18,500
Tax Details
Used to estimate your CGT liability.
Results
Updates live as you type.
Taxable gain
$105,538
CGT payable
$39,203
Effective rate 37.1% · pushed into 45%
Incl. Medicare Levy (2%)
Net profit after CGT
$171,872
50% CGT discount
✓ Eligible
Held 12+ months
Estimate only. Does not account for capital works deductions, depreciation recapture, prior year capital losses, or trust and SMSF structures. Consult a registered tax agent or accountant before making any decisions.
Capital Gains Tax on Australian property
The 50% CGT discount — changing from 1 July 2027
If you've owned an investment property for more than 12 months, you're generally entitled to the ATO's 50% CGT discount for individuals. This means only half your capital gain is added to your taxable income. For example, a $300,000 capital gain becomes a $150,000 taxable gain. The discount applies to individuals and most trusts, but not to companies. A federal reform passed in the 2026-27 Budget will replace this discount with cost-base indexation plus a 30% minimum tax on real gains, starting 1 July 2027 — this calculator still uses the current 50% discount, which remains correct for any sale before that date.
How CGT is calculated
Your capital gain is the sale price minus your cost base — which includes the purchase price, stamp duty, legal fees, and any capital improvements you've made. The taxable gain is then added to your ordinary income for that financial year and taxed at your marginal rate. Because a large gain can push you into a higher tax bracket, the salary field helps estimate the real impact. Marginal rates here reflect the FY2026-27 ATO brackets, including the rate cut on the $18,201–$45,000 bracket from 16% to 15% effective 1 July 2026.
Main residence and exemptions
CGT generally doesn't apply to your primary place of residence under the main residence exemption. But if you've rented the property at any point or used it for business purposes, partial CGT may apply. Prior capital losses, depreciation recapture, and SMSF or trust structures all have different rules. Always check with a registered tax agent before making decisions based on a CGT estimate.