Capital Gains Tax Calculator Australia 2026
Understand your capital gains tax liability instantly. Whether you're selling an investment property, shares, or crypto, our capital gains calculator follows Australian Taxation Office (ATO) principles. Updated for 2026 tax rules, discount eligibility, and accurate tax brackets.
CGT Estimator – Capital Gains Tax Australia
This capital gains tax calculator provides an estimate based on ATO guidelines. Always consult a registered tax professional. The 50% CGT discount applies only to individuals, trusts, and complying super funds. Company-held assets are not eligible.
How to calculate capital gains tax (Australia) – 2026 guide
Calculating capital gains tax on property, shares, or any investment asset involves a structured method. The capital gains tax calculator australia above follows the steps: determine capital gain (proceeds − cost base), apply any available discount (50% after 12 months), deduct capital losses, then multiply by your marginal tax rate. Below we break down the essentials for the 2026 financial year.
Cost base components – what you can include
- Purchase price + stamp duty, legal fees, title search, survey costs.
- Capital improvements (renovations, extensions, structural upgrades – not repairs).
- Incidental costs of acquisition & disposal: agent commissions, advertising, conveyancing.
- Holding costs (interest, rates, insurance) if you choose to capitalise (not always part of cost base).
Exclusive insight 2026: The ATO is currently scrutinising renovation vs repair claims. Ensure you separate improvements (add to cost base) from repairs (deductible immediately). Our tool captures improvements that legitimately increase your asset's value.
Step-by-step method: CGT calculation example
📌 Example: Investment property in NSW
Purchase price: $750,000 | Purchase costs: $35,000 | Improvements: $45,000 | Sale price: $1,100,000 | Sale costs: $22,000 | Held for 4 years (>12 months) | Marginal rate 37% | No prior losses.
Capital gain = $1,100,000 - ($750,000 + $35,000 + $45,000 + $22,000) = $248,000.
50% discount → $124,000 taxable gain. CGT payable = $124,000 × 37% = $45,880.
CGT discount rules & 2026 main residence exemption
Assets held longer than 12 months generally qualify for a 50% capital gains tax discount (individuals). The discount is applied to the net capital gain after deducting any capital losses. For property, the main residence exemption can fully or partially exempt CGT if you lived in the home. However, if you rented part of it, a partial exemption applies.
| Asset type | Discount eligibility | Key rule (2026) |
|---|---|---|
| Residential investment property | 50% if >12 months | No main residence exemption unless partially occupied |
| Shares/ETFs | 50% if >12 months | First-in-first-out (FIFO) cost base method accepted |
| Cryptocurrency | 50% if >12 months | Record each transaction; CGT applies on disposal to fiat or trades |
| Collectables (art, jewellery >$500) | 50% if >12 months | Capital losses can only offset collectable gains |
📊 How to calculate capital gains tax on shares and crypto using the calculator
Our capital gains calculator shares methodology: total sale proceeds − total cost base (purchase price + brokerage + any enhancement). Enter purchase price as acquisition cost, purchase costs as brokerage fees, sale costs as selling brokerage, and improvements as zero. The same discount applies if held >12 months. The ATO expects accurate records for each parcel.
Original checklist: 5 overlooked deductions that reduce CGT
- Borrowing expenses (loan establishment fees, title insurance) if not previously claimed.
- Travel costs for property inspections (pre-2017 rule but post-2017 disallowed – ensure correct)
- Depreciation schedule items – certain capital works deductions adjust cost base.
- Legal fees for defending title to the asset.
- Valuation fees for CGT purposes when asset was acquired before 20 Sept 1985 (pre-CGT).
ATO capital gains tax calculator vs TotalCalcHub accuracy
Our tool mirrors the official ATO capital gains calculator logic but provides instant marginal tax integration. For the 2026 income year, the tax brackets remain unchanged: 0%, 16%, 30%, 37%, 45% plus 2% Medicare Levy already included in our marginal rate selections. We update thresholds based on 2026–27 budget assumptions.
Frequently asked CGT questions (Australia)
You can't fully avoid CGT, but concessions like the 50% discount, holding until retirement with super, or using the 6-year absence rule for former main residence help reduce liability.
From 2026, foreign residents are not eligible for the 50% CGT discount on assets acquired after 8 May 2012, with limited exceptions. Always verify.
Cost base includes most acquisition/improvement costs. Reduced cost base excludes certain capital works deductions; used to calculate capital losses.
In the financial year you enter into the contract (not settlement). For property, it's the contract date. CGT is reported in your annual tax return.
Capital gains tax: quick answers
If you hold an asset for more than 12 months, individuals and trusts receive a 50% discount on the capital gain before tax. Companies do not qualify.
Subtract cost base (purchase + buying costs + improvements + selling costs) from sale price. Apply 50% discount if owned >12 months, then multiply by your marginal tax rate.
Generally yes under the main residence exemption. However, partial exemptions may apply if the property was used to produce income or land exceeds 2 hectares.
Yes. Shares, ETFs, crypto, and other investment assets are subject to CGT. The same discount and cost base rules apply.
Keep contracts, receipts for improvements, purchase and sale statements, agent fees, legal costs, and any capital loss records for at least 5 years after disposal.
Capital losses reduce your net capital gain. You can carry forward losses indefinitely to offset future gains.
Yes, small business CGT concessions: 50% active asset reduction, retirement exemption, and rollover. Consult a tax advisor for eligibility.