Estimate the taxable capital gain on the sale of your investment property. Capital gains tax rules in Australia determine how much tax you need to pay based on factors such as ownership duration, relevant expenses and applicable exemptions.
Enter the purchase price of the property
To calculate capital gains tax using our calculator, you'll need to gather the following information on the relevant asset and your income.
Then, enter the details into the calculator and click ‘Calculate’ to estimate how much capital gains tax you will pay.
Find out how much your property is worth in today's market
If you're planning to sell an asset like property, understanding your net capital gain is essential for estimating your potential capital gains tax (CGT) liability. Our calculator helps you estimate your net capital gain quickly. From there, you'll be able to calculate how much tax you owe and avoid unexpected surprises.
The calculator automatically determines which CGT rules apply based on your sale date. If your property is sold before 1 July 2027, your estimate is calculated using the previous CGT rules. If your property is sold on or after 1 July 2027, the calculator applies the new rules and will ask for additional information.
Here's an example breakdown to show you how we calculate the net capital gains on a property sale in Australia.
Meet Amanda. After seeing the value of her investment property go up, she's considering selling. She wants to know what her expected net capital gain will be under the new CGT rules that commence on 1 July 2027.
For the sale price, selling fees, sale date, she uses estimates. She’s chosen to calculate her capital gains based on an approximation of her property value on 1 July 2027. There is also the option to use the apportionment method to estimate the property’s value based on its growth over the ownership period.
Based on your property and unique circumstances
Here's a detailed look at how Amanda's capital gains is calculated:
| Details | Amount ($) |
|---|---|
| Sale price | 625,000 |
| Property value on 1 July 2027 | 600,000 |
| Purchase price | 500,000 |
| Stamp duty | 15,000 |
| Conveyancing fees to buy | 1,200 |
| Agent fees to sell the property | 12,500 |
| Conveyancing fees to sell | 1,300 |
| Property purchased as | Existing property |
| Purchase date | 1 December 2023 |
| Sale date | 1 July 2028 |
The calculator first determines Amanda's cost base by adding together the purchase price and eligible buying and selling costs ($500,000 + $15,000 + $1,200 + $12,500 + $1,300 = $530,000).
Because Amanda is selling her property after 1 July 2027, the calculator uses the property's value on 1 July 2027 to split the capital gain into two parts: the gain accrued before 1 July 2027 and the gain accrued afterwards.
The gain accrued before 1 July 2027 is calculated by subtracting the cost base from the property's value on 1 July 2027 ($600,000 − $530,000 = $70,000). As Amanda owned the property for more than 12 months before 1 July 2027, this gain qualifies for the 50% CGT discount, reducing the taxable gain to $35,000.
The gain accrued after 1 July 2027 is calculated by subtracting the property's value on 1 July 2027 from the sale price ($625,000 − $600,000 = $25,000). Under the new CGT rules, the property's value on 1 July 2027 is adjusted for inflation so that only the gain above inflation is taxed. Using an estimated annual CPI growth rate of 2.5%, the property's value is indexed from $600,000 to $615,000 ($600,000 × 1.025). The gain after 1 July 2027 is therefore $10,000 ($625,000 − $615,000).
Altogether, Amanda's estimated net capital gain is $45,000 ($35,000 + $10,000). This is the amount that will be added to her taxable income for the financial year in which she sells the property.
Once you know your net capital gain, the amount of tax you owe depends on your taxable income.
Here's how to calculate your estimated CGT:
Let's go back to Amanda's example. Her income from her salary and rental income is $90,000 and we've calculated her net capital gains to be $45,000. This means her total annual taxable income is $135,000. As an individual, her CGT rate will align with her marginal tax rate. For example, since she falls into the 30% tax bracket, her net capital gain will also be taxed at 30%.
Based on 2026–27 Australian tax rates, the total income tax that Amanda can expect to pay will be about $31,020 with $13,500 (30% × $45,000) of that coming from her capital gain. Please note that these numbers don't consider factors such as the Medicare Levy.
| Income tax brackets | Amanda's tax on this income |
|---|---|
| No tax on income from $0 to $18,200 | $0 |
| 16% on income between $18,201 and $45,000 | $4,020 |
| 30% on income between $45,001 and $135,000 | $27,000 |
| Amanda's total income tax | $31,020 ($13,500 coming from capital gains tax based on 30% of $45,000) |
Our calculator estimates your net capital gain by considering key factors such as the purchase price, sale price, and associated costs like stamp duty, agent fees, and conveyancing. To ensure accuracy, we've referred to the latest guidelines from the Australian Taxation Office (ATO), including their resources on calculating your CGT and determining the cost base of an asset:
The OpenAgent team has helped millions of Australians sell properties every year. Our content has been written and reviewed by experienced property experts. However, it's important to note that while we've made every effort to reflect current ATO guidelines and accurately estimate your net capital gain, every situation is different.
This calculator provides an estimate only and should be used for educational purposes. It does not calculate the exact tax you'll owe, as your final capital gains tax liability depends on factors such as your taxable income and any applicable exemptions or discounts. Anyone using this calculator should also consult a tax professional and undertake their own research to understand their unique capital gains tax situation.
The calculator output is only an estimate based on the information provided. It is not meant to be a substitute for professional financial advice. While OpenAgent Pty Ltd has based the information on sources that we believe are reliable and accurate, your actual capital gains tax may differ depending on a range of factors outside of our control. This information has been prepared without taking your objectives, needs and overall financial situation into account. For this reason, you should consider the appropriateness of the information and, if necessary, seek appropriate professional advice.
We do not store or share your data — all information entered into the calculator is used solely to generate the estimate and is not retained.
Capital gains tax (CGT) is a tax on the profit made from selling an asset, such as property, shares, or business investments. In Australia, CGT is part of your taxable income and is calculated based on your capital gain amount. This capital gains calculator will factor in the sale price, purchase price and eligible expenses to calculate your net capital gain.
Our calculator estimates your net capital gain by considering the sale price, purchase price, and associated costs such as stamp duty, agent fees and conveyancing. If you sell your property on or after 1 July 2027, the calculator also applies the new CGT rules by splitting the gain into the portion accrued before and after 1 July 2027, applying the 50% CGT discount where eligible and indexing any gain made after 1 July 2027 for inflation.
While the calculator provides an estimate of your net capital gain, it does not calculate the exact tax owed, as your final CGT liability depends on your taxable income and other factors.
If you sell your investment property before 1 July 2027, you may be eligible for the 50% CGT discount if you've owned it for more than 12 months. This reduces the taxable portion of your capital gain and can significantly lower your tax liability.
If you sell your property on or after 1 July 2027, the 50% CGT discount only applies to the portion of your capital gain accrued before 1 July 2027 (where eligible). Any gain accrued after that date is instead adjusted for inflation under the new CGT rules.
The 50% CGT discount generally applies to individuals and trusts, but companies are not eligible.
An investment property (your rental property) is subject to capital gains tax (CGT) when you sell it. You can also offset capital gains with capital losses from other investments.
An owner-occupied property (your primary residence) is generally exempt from CGT under the main residence exemption. However, if you've rented out part of your home or used it for business purposes, you may need to pay partial CGT when you sell it.
While you generally can't avoid capital gains tax (CGT) on an investment property, there are several strategies that may help reduce the amount you owe. For example, consider whether any of the following exemptions, offsets or concessions apply to you:
Capital gains tax (CGT) may apply when you sell an investment for more than you paid for it. Currently, investors who hold a property for more than a year receive a 50 per cent discount on that gain before paying tax.
From 1 July 2027, that flat discount is replaced with cost-base indexation, meaning only the real gain above inflation is taxed, alongside a new 30 per cent minimum tax rate on those gains.
For properties purchased before 1 July 2027 and sold after that date, gains accrued before 1 July 2027 would be treated under the current rules, while gains accrued after that date would be treated under the proposed new rules.
However, if the property was purchased as a new build even after 1 July 2027, investors can choose to receive the 50 per cent CGT discount, or, indexation and the minimum tax.
Yes. This calculator has been updated to reflect the capital gains tax (CGT) changes that commence on 1 July 2027.
For eligible investment properties purchased before 1 July 2027 and sold afterwards, the calculator applies the transitional rules by calculating gains accrued before and after 1 July 2027 separately.
If you purchased an eligible new residential property, the calculator also takes into account the different CGT treatment available under the new rules.
This calculator is designed for individuals selling residential investment property and provides an estimate only. Different CGT rules may apply to trusts, companies, SMSFs, foreign residents and other ownership structures.