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Property CGT Calculator
Calculate capital gains tax on your investment property. Side-by-side comparison of old 50% discount vs new Budget 2026-27 inflation-indexed rules.
Australian investors selling property after 1 July 2027 will face different rules depending on when they bought. This tool calculates your exact CGT under both regimes and shows your net profit after tax under each scenario.
Educational tool only. Not financial or tax advice.
Property CGT Calculator
Calculate capital gains tax on your investment property sale. Enter what you paid, what you sold for, and when you bought. The regime is determined automatically.
Property Type
Purchase Details
Sale Details
Holding period: 12 years (auto-calculated)
Value at 1 July 2027
Advanced settings(inflation: ABS CPI + projection: 3.5%/yr)
Inflation / CPI Assumption
Special Circumstances
Apportioned CGT: split at market value at 1 July 2027
Pre-2027 Slice: 50% Discount
Bracket breakdown
Post-2027 Slice: Indexed + 30% Min
Already taxed at 30% or more: no top-up
Bracket breakdown
Your Estimated Net Profit After Tax
$417,968
CGT payable: $107,032
For reference: under the legacy 50% discount only: $411,275 net profit (~$113,725 CGT, −$6,693 difference)
⚖️ Value-based apportionment: gain split at market value at 1 July 2027.
Parameters checked on 22 Oct 2026 · Source: ATO · FY2030-31
FY2027-28 rates applied (latest legislated). CPI: ABS 6401.0 to 2026Q3. Medicare low-income reduction, LITO and Division 293 are not modelled.
General information only. Not personal financial advice. Tax calculations use Australian resident income tax rates for the financial year of sale (FY2030-31) plus a flat 2% Medicare levy. Rates for FY2027-28 onward: Treasury Laws Amendment (More Cost of Living Relief) Act 2025 (No. 28), Sch 1. CPI indexation uses ABS 6401.0 quarterly data (All Groups, weighted average eight capital cities). Properties held at 1 July 2027 are split at their value just before that date (Treasury Laws Amendment (Tax Reform No. 1) Act 2026, s 112-155); the optional apportioning method is a draft and not yet in force. Consult a registered tax agent for advice specific to your situation.
How Property CGT Is Calculated
Three key inputs drive the number: what you paid (cost base), what you sold for (proceeds), and when you bought (determines which regime applies).
Build your cost base
Start with the purchase price. Add stamp duty, legal fees, and any capital improvements (renovations, extensions). Selling costs also reduce your gain. Do not include maintenance or interest.
Calculate the gain
Gross gain equals sale proceeds minus cost base. If you held the asset for less than 12 months, no discount applies under either regime. For holds over 12 months, the discount or indexation method kicks in.
Apply the correct regime
Selling before 1 July 2027: the 50% discount applies to the full gain. Selling on or after 1 July 2027: the gain splits at the property's market value on that date. Pre-2027 slice uses the 50% discount; post-2027 slice uses CPI-indexed cost base plus 30% minimum tax.
How transitional arrangements work in plain English
Sell before 1 July 2027 and the full 50% CGT discount applies, regardless of when you purchased. Sell on or after 1 July 2027 and the gain is split at the property's market value at that date. The pre-2027 slice stays on the 50% discount, the post-2027 slice uses CPI indexation plus a 30% minimum tax. Under the Tax Reform No. 1 Act 2026 (s 112-155) the standard is the property's market value just before 1 July 2027, for example from a formal valuation. An optional apportioning method for real property exists only as a draft Ministerial determination and is not yet in force.
Frequently Asked Questions
How is CGT calculated on investment property in Australia?
CGT equals the sale price minus your cost base, less any applicable discount. The cost base includes your purchase price, improvements, and selling costs. For assets sold before 1 July 2027, a 50% discount reduces the taxable gain if held over 12 months. For assets sold on or after 1 July 2027, the gain is split at the property's market value at 1 July 2027: the pre-2027 portion uses the 50% discount, the post-2027 portion uses CPI-indexed cost base plus a 30% minimum tax.
Does the 50% CGT discount still apply to investment properties I already own?
It depends on when you sell. If you sell before 1 July 2027, the full 50% CGT discount applies to any property held over 12 months. If you sell on or after 1 July 2027, your gain is split at the property's market value at 1 July 2027: the pre-2027 portion retains the 50% discount, and the post-2027 portion is taxed under the new inflation-indexed method with a 30% minimum tax. There is no blanket grandfathering based on when you purchased. The 12 May 2026 Budget night date applies only to negative gearing on established residential property, not CGT.
What costs can I include in my property cost base?
Your cost base can include the purchase price, stamp duty and conveyancing fees, buyer's agent fees, capital improvements (e.g. renovations), and selling costs such as agent commission and legal fees. You cannot include ongoing maintenance or interest payments.
This calculator is for educational purposes only. Results are illustrative and do not constitute financial, tax, or legal advice. Ripper Wealth is not a licensed financial adviser. Always consult a registered tax agent or financial adviser for advice specific to your situation. CPI data sourced from ABS 6401.0.
Also check the Negative Gearing Visualiser
See how your annual rental cash flow changes under the Budget 2026-27 rules.
Negative Gearing Calculator →