Calculate the net capital gains you'll have to pay tax on when selling your 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 calculate your net capital gain quickly and accurately. From there, you'll be able to calculate how much tax you owe and avoid unexpected surprises.
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 in Perth go up, she's decided to sell. She wants to know what her expected net capital gain will be. For the sale price, selling fees and sale date, she uses estimates.
Based on your property and unique circumstances
Here's a detailed look at how Amanda's capital gains is calculated:
| Details | Amount ($) |
|---|---|
| Sale price | 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 |
| Purchase date | 1 December 2023 |
| Sale date | 1 March 2025 |
The calculator takes the capital proceeds that Amanda would gain from the sale ($600,000) and subtracts the total cost of buying and selling the property ($500,000 + $15,000 + $1,200 + $12,500 + $1,300 = $530,000), otherwise known as the cost base. The capital gain Amanda makes would be $70,000.
However, since Amanda has held the property for more than 12 months, she can apply the CGT discount. This means the capital gains she has to pay tax on is reduced by 50% and her net capital gain is $35,000.
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 $35,000. This means her total annual taxable income is $125,000. As an individual, her CGT rate will align with her marginal tax rate. For example, since she falls into the 30% tax bracket, her CGT rate will also be 30%.
Based on 2025-26 Australian tax rates, the total income tax that Amanda can expect to pay will be about $28,287.70 with $10,500 (30% x $35,000) 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 | $4,288 |
| 30% on income between $45,001 and $135,000 | $23,999.70 |
| Amanda's total income tax | $28,287.70 ($10,500 coming from capital gains tax based on 30% of $35,000) |
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 like stamp duty, agent fees, and conveyancing. If you've held the asset for more than 12 months, the calculator will apply the 50% CGT discount to reflect the reduced taxable gain. 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.
The capital gains tax discount allows you to reduce your net capital gain (the taxable portion of your capital gain) by 50% if you've held the asset for more than 12 months before selling it. This can significantly reduce your overall tax liability. The CGT discount applies to individuals and trusts, but companies are not eligible for this discount.
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 if you can apply any of these exemptions, offsets, and discounts: