Estimate CGT on property, shares, crypto and other assets for Australian taxpayers
Enter your disposal details, cost base items, losses and taxpayer type
This asset date makes it eligible for a comparison between the standard discount route and the ATO indexation method. Use the extra field below only if you had additional capital costs incurred before 21 September 1999 that you want indexed separately.
For eligible assets, this compares the discount route against the indexation method and highlights the lower estimated tax outcome.
This page is designed to be more useful than a basic CGT calculator by showing the actual moving parts: capital proceeds, cost base, capital works adjustments, capital losses, discount eligibility, pre‑1999 indexation comparison and the final tax impact for the taxpayer type you selected.
The calculator starts with your sale price, then subtracts the main cost base elements such as purchase price, buying costs, selling costs and capital improvements.
For assets like rental property, capital works deductions you can claim do not stay in the cost base, so the calculator reduces cost base by the amount entered.
Current-year and carried-forward capital losses are deducted before the CGT discount is considered. This order matters because it changes the final taxable amount.
If the asset was held for at least 12 months, the calculator can apply the relevant discount rules: generally 50% for individuals, 33.33% for complying SMSFs and no discount for companies.
If the acquisition date is before 21 September 1999, the calculator compares the standard route against the indexation method using historical CPI values up to the September 1999 quarter.
For individuals and joint owners, the output shows the incremental tax caused by adding the net capital gain to your other taxable income. For SMSFs and companies, it applies the selected flat rate rules to the net capital gain.
This calculator covers the strongest keyword clusters: capital gains tax calculator Australia, property gains tax calculator, CGT on property, investment property capital gains calculator, capital gains tax on shares and Australian capital gains tax calculator.
Useful for investment property, land and holiday-home style calculations where you need to include purchase costs, sale costs, capital improvements and capital works adjustments.
Useful for shares, ETFs and managed funds where brokerage, parcels and carried-forward capital losses are common parts of the CGT picture.
The property-focused flow includes a dedicated capital works deduction field because that is one of the most missed cost-base adjustments on simpler sites.
The results are framed for Australian tax settings and common ATO concepts, rather than a generic global capital gains calculator that ignores local rules.
There is no single flat CGT rate in Australia for individuals. In a common scenario, your capital gain is added to your taxable income, then taxed at your marginal rate after any losses and eligible discount are applied.
Usually yes for Australian resident individuals if the asset was owned for at least 12 months. Complying SMSFs generally get a one-third discount, while companies cannot use the CGT discount.
Yes. Capital losses can reduce capital gains, but they must be applied before the CGT discount. If losses exceed your gains, the unused amount is carried forward as a capital loss rather than deducted against salary or wages.
The 6-year absence rule can be relevant when a former main residence is rented out. It is highly fact-specific, so this calculator flags that situation as out of scope rather than giving a false sense of precision.
Your main residence is generally exempt from CGT if you satisfy the ATO conditions. Where only part of the ownership period is exempt, a partial exemption calculation may be needed.
That can open up an indexation comparison. For eligible assets, this calculator compares the standard discount route against the indexation method using historical CPI values up to September 1999.
Only as a rough starting point. Inherited assets often need special cost-base and exemption rules, so a separate inherited-property flow is better for production.
Not fully. Foreign resident CGT treatment can involve different discount rules and foreign resident capital gains withholding for some property sales, so this calculator deliberately leaves that out.
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