Calculate CGT on property, shares, and asset sales
Determine your capital gains tax liability on investment properties, shares, and other assets. Includes CGT discount for assets held over 12 months.
Excludes repairs and maintenance - only major improvements
From previous capital losses you can offset
Plus 2% Medicare levy will apply
Capital Gains Tax (CGT) is the tax you pay on the profit when you sell an asset like an investment property, shares, or business. It's not a separate tax — the capital gain is added to your taxable income and taxed at your marginal rate.
Key concept: You pay tax on the gain (profit), not the total sale price. The gain is calculated as the sale price minus the cost base (what you paid plus costs).
Hold for 12+ months and save 50%! If you own an asset for at least 12 months before selling, you can reduce your capital gain by 50% before calculating tax.
Example:
Important: The discount only applies to assets held for investment. Your main residence is already exempt, so the discount doesn't apply there.
Your main residence (home) is completely exempt from CGT if you lived in it for the entire ownership period. This is one of the most valuable tax concessions in Australia.
If you lived in a property as your main residence for part of the time and rented it out for the rest, you get a partial exemption based on the proportion of time it was your home.
Example: Partial Exemption
You can treat a property as your main residence for up to 6 years while renting it out, as long as you don't claim another property as your main residence during that time. This is useful if you move for work but plan to return.
Your cost base is everything you paid for the asset and to improve it. A higher cost base means a lower capital gain and less tax.
💡 Maximizing Your Cost Base
Track every capital improvement receipt! Renovations, extensions, structural improvements all increase your cost base and reduce CGT. Use ReceiptClaimer to organize receipts for all property expenses so you don't miss deductions when you sell.
Understanding the difference between repairs and capital improvements is crucial for maximizing your cost base:
Rule of thumb: If it's making something better or adding something new, it's a capital improvement. If it's fixing something that's broken or worn out, it's a repair.
Use this calculator at three key stages:
Estimate your CGT liability to understand the true after-tax profit. If you're close to 12 months ownership, consider waiting to qualify for the 50% discount.
Calculate CGT on different sale prices to understand your actual take-home amount after tax. This helps you make informed decisions on accepting offers.
Plan the timing of your sale to minimize tax impact. Consider splitting sales across financial years or offsetting gains with available capital losses.
Track all your receipts and deductions in one place
Join 500+ Australians already tracking their tax deductions
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