Property CGT Calculator
Calculate capital gains tax on your Australian investment property sale, including the 50% discount.
| Capital Gain | — |
| Taxable Gain (after discount) | — |
| Cost Base | — |
| Net Profit After CGT | — |
How Property CGT Works in Australia
Capital Gains Tax (CGT) is not a separate tax — it's part of your income tax. When you sell an investment property for more than you paid (including costs), the profit is called a capital gain and is added to your assessable income for the year of sale, then taxed at your marginal rate.
The Cost Base
Your cost base is everything you paid to acquire, hold, and improve the property — as long as you haven't already claimed those amounts as tax deductions. It includes:
- Purchase price
- Stamp duty and legal fees on purchase
- Capital improvements (extensions, renovations — not repairs)
- Selling costs (agent commissions, legal fees on sale)
- Certain holding costs not previously deducted (rates, insurance — only if the property was never income-producing)
The 50% CGT Discount
If you held the property for more than 12 months, you only include 50% of the capital gain in your taxable income. This is one of the most significant tax advantages in Australian property investment. For a $200,000 capital gain, only $100,000 is added to your income and taxed.
A worked example
Bought at $600,000 and sold at $900,000, with $30,000 of purchase costs, $20,000 of improvements and $20,000 of selling costs, held more than 12 months on $120,000 of other income. The gain after costs is $230,000, the discount halves the assessable amount to $115,000, and the CGT is $47,400 — leaving $252,600 of the gain.
Marginal Tax Rates (2026–27)
- Up to $18,200: 0%
- $18,201–$45,000: 15%
- $45,001–$135,000: 30%
- $135,001–$190,000: 37%
- Over $190,000: 45%
Plus 2% Medicare Levy on most income above the threshold.