CGT Calculator Australia 2026 ATO-style
Estimate capital gains tax on property, shares, crypto & investments using the official discount method. Our cgt calculator australia helps you understand how to calculate CGT, apply the 50% discount, and plan for tax obligations in the 2026 financial year.
Interactive CGT Estimator (Australian residents)
Enter your asset details below. Works for investment property, shares, crypto, or any CGT asset. Results are estimates – always verify with ATO or tax advisor.
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How to calculate CGT in Australia – 2026 guide
Capital Gains Tax (CGT) is not a separate tax – it's part of your income tax. When you sell an asset acquired after 19 September 1985, you must calculate your capital gain or loss. Using a cgt calculator simplifies the process. Here’s the official ATO method:
📐 CGT calculation formula (discount method)
Exclusive insight: For assets purchased before 21 September 1999, you may use indexation method (CPI adjustment) – but discount method is typically better for assets held >12 months. Most taxpayers today use the 50% CGT discount. Our cgt calculator property and shares automatically apply discount rules.
CGT calculation methods at a glance
| Method | Eligibility | Key feature | When to use |
|---|---|---|---|
| Discount method | Individuals/trusts, held >12 months | 50% discount on capital gain | Most assets acquired after 1999 |
| Indexation method | Assets acquired before 11:45am 21 Sept 1999 | Cost base indexed by CPI up to Sept 1999 | Only if more beneficial than discount |
| "Other" method | Held less than 12 months | No discount, full gain taxable | Short-term investments, trading |
Calculate CGT on property, shares & crypto
🏡 CGT on investment property (including rental)
When you sell an investment property, include purchase costs (stamp duty, legal fees), capital improvements (renovations, extensions) and selling expenses (agent commission, advertising). Main residence exemption can apply if property was your home and you use the 6-year rule for rented periods. For precise numbers, use a cgt calculator investment property that factors improvements and discount.
📈 CGT on shares & crypto assets
For shares and cryptocurrency, cost base includes brokerage fees, and for crypto, exchange fees and wallet transfer costs. FIFO (first-in-first-out) is generally applied; if you bought shares at different times, each parcel is treated separately. Our cgt calculator shares and crypto cgt calculator follow ATO guidelines. Remember the 50% discount if held longer than 12 months.
✨ Quick example (2026): James bought 1,000 shares at $20 each ($20,000) + $50 brokerage. Sold for $45,000 after 18 months, selling costs $100. Gross gain = $45,000 - ($20,050) = $24,950. With discount: net gain = $12,475. Tax payable at 30% = $3,742.50.
CGT discount & 6-year rule essentials (2026)
📌 Exclusive checklist – records you must keep for ATO: Contract notes, settlement statements, receipts for improvements, agent invoices, loan documents, and any capital loss records. Keep for at least 5 years after disposal.
Step-by-step: how is CGT calculated on property (2026 scenario)
Case study – Sydney investment apartment: Purchased March 2015 for $620,000 + stamp duty $24,800 + legal $2,200. Renovated kitchen in 2020: $28,000. Sold April 2026 for $940,000; agent fees $22,000. Holding period >12 months.
Cost base = $620,000 + $24,800 + $2,200 + $28,000 = $675,000. Capital proceeds = $940,000 - $22,000 = $918,000. Gross gain = $918,000 - $675,000 = $243,000. Apply 50% discount = $121,500 net gain. Tax at 37% bracket = $44,955. A cgt calculator nsw would output similar results. Always cross-check with ATO.