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Capital Gains Tax Calculator Australia — CGT with 50% Discount 2026

Last updated: Reviewed by James O'Brien, CPA
**Capital gains tax (CGT) in Australia** is not a separate tax — capital gains are included in your assessable income and taxed at your marginal rate. For assets held more than 12 months, the **50% CGT discount** applies: only half the gain is added to your income before tax is calculated. Enter your cost base, sale price, holding period, and other income to calculate your CGT liability. The calculator handles the 50% discount, marginal rate stacking, and shows your effective CGT rate and net after-tax proceeds.
Capital Gains Tax Calculator Australia
Original cost base including purchase costs
Proceeds net of selling costs
Individuals get a 50% discount for assets held 12+ months
Your other income this year (salary, etc.) before the capital gain
Main residence is exempt from CGT in most cases
Gross Capital Gain —
Discounted Gain (Taxable) —
CGT Payable (Est.) —
Effective CGT Rate —
Net After CGT —
View Year-by-Year Breakdown
Year-by-year growth breakdown

Real-World Examples — 2026

Investment property — $250,000 gain after 5 years

An investor sells an investment property for $650,000, purchased for $400,000 (cost base including stamp duty). Gross gain is $250,000. Held 5 years, so 50% CGT discount applies: taxable gain is $125,000. With other income of $85,000, total taxable income is $210,000. CGT payable on $125,000 at the marginal rate (approximately $75,000 at 45% + $50,000 at 37%) is approximately $52,250.

Share portfolio — $80,000 gain, less than 12 months

An investor sells shares making a $80,000 capital gain but held for only 10 months — no CGT discount applies. With other income of $90,000, total taxable income is $170,000. The $80,000 gain is taxed at the 37% marginal rate (the bracket $135,001–$190,000). CGT payable is approximately $29,600.

Frequently Asked Questions

Australia does not have a separate CGT rate. Capital gains are added to your assessable income and taxed at your marginal income tax rate. If you held the asset for 12+ months, the gain is first reduced by 50% (the CGT discount) before being added to income. For example, a $250,000 gain becomes a $125,000 taxable amount after the discount, taxed at your top marginal rate.

Generally yes. Your principal place of residence (PPOR) is exempt from CGT. Partial exemptions apply if you rented it out at any point, used it for business, or it was not your main residence for the entire ownership period. The partial exemption is calculated on a pro-rata basis for the proportion of time it was not your PPOR. Foreign residents are not entitled to the main residence exemption.

Yes. Capital losses can be offset against capital gains in the same income year. If losses exceed gains, the net capital loss is carried forward to reduce future capital gains — it cannot be used to offset ordinary income. The CGT discount is applied after offsetting losses: losses first reduce the gross gain, then the 50% discount is applied to the net gain.

Franking credits are attached to dividends, not capital gains. They operate separately: franking credits reduce your income tax on dividend income, while capital gains from selling shares are calculated separately on the difference between cost base and sale proceeds. Both use the same marginal rate structure but are calculated independently.

The cost base includes the original purchase price plus incidental costs of acquisition (stamp duty, legal fees, buyer's agent), costs of ownership that were not deductible (some capital improvements for investment properties), and costs of disposal (agent fees, legal fees). For shares, the cost base is the purchase price plus brokerage. Keeping records of all these costs is essential for accurate CGT calculations.