Capital gains tax calculator
Selling shares, an investment property or crypto? Enter what you paid, what you sold for and your other income to see exactly how much capital gains tax you'll pay, with the 50% discount applied if you held it over 12 months.
- ATO rates for 2026-27
- Includes HECS, Medicare & super
- Private: nothing leaves your browser
How CGT works in Australia
There’s no separate capital gains tax rate. Your net capital gain is added to your other income and taxed at your marginal rate, plus the Medicare levy.
Capital gain = (sale price − selling costs) − (purchase price + buying costs)
Worked example: investment property
- Bought for $500,000 with $20,000 stamp duty and legal costs. Cost base: $520,000.
- Sold for $650,000 with $15,000 agent and legal fees. Proceeds: $635,000.
- Capital gain: $115,000. Held for 5 years, so the 50% discount applies: $57,500 is taxable.
- Your salary is $90,000, so taxable income rises to $147,500.
- Tax rises from $19,320 to $38,595: CGT of $19,275 (2026-27, incl. Medicare).
Without the discount (sold within 12 months), the extra tax would be $42,900, so holding past the 12-month mark saves $23,625.
CGT rates by income (2026-27)
| Taxable income incl. gain | Marginal rate + Medicare | Effective rate on a discounted gain |
|---|---|---|
| $18,201 – $45,000 | 17% | 8.5% |
| $45,001 – $135,000 | 32% | 16% |
| $135,001 – $190,000 | 39% | 19.5% |
| Over $190,000 | 47% | 23.5% |
Capital losses
If you sell for less than your cost base, you make a capital loss. It can only be used against capital gains, not salary, but unused losses carry forward to future years with no time limit.
Frequently asked questions
How is capital gains tax calculated in Australia?
Your capital gain (sale proceeds minus cost base) is added to your taxable income and taxed at your marginal rate. If you held the asset for more than 12 months, only half the gain is taxed.
What is the 50% CGT discount?
Australian residents who own an asset for at least 12 months before selling only pay tax on 50% of the capital gain. Companies don't get the discount.
Do I pay CGT on my home?
Generally no. Your main residence is exempt. Partial CGT can apply if you rented it out or used it to earn income.
Is crypto subject to capital gains tax?
Yes. The ATO treats crypto as a CGT asset. Swapping one coin for another is also a disposal that can trigger CGT.
What can I include in the cost base?
The purchase price plus costs like stamp duty, legal fees, brokerage, and for property, capital improvements and some holding costs if you couldn't claim them as deductions.
Can I reduce my capital gains tax?
Hold for 12 months to get the discount, sell in a year when your other income is lower, offset gains with capital losses, or make a concessional super contribution to lower your taxable income.
Related calculators
Estimates only, using ATO resident tax rates, the low income tax offset, Medicare levy, Medicare levy surcharge and HELP thresholds for each year. 2027-28 uses the legislated 14% rate with other thresholds carried forward. Your actual tax depends on your full circumstances; check with the ATO or a registered tax agent. Last reviewed 14 October 2026.