Enter your property details and get an estimate of the capital gains tax you'd owe — including how the post-2027 rule changes affect you if you're selling after 1 July 2027.
⚠ Currently in build. Use with caution.
This tool is under active development. Figures are estimates only and may not yet reflect all edge cases.
Always verify with a registered tax agent before making any decisions.
→ Handles pre-2027 and post-2027 CGT regimes
→ Splits gain by time period (pro-rata apportionment)
→ CPI indexation for gains after July 2027
→ Supports 1 or 2 owners with separate incomes
→ Includes Medicare levy and MLS
Investment CGT calculator
Is this property held inside an SMSF?
Self-Managed Super Funds have different CGT rules — a separate 33.33% discount instead of 50%, and different tax treatment entirely. This tool is built for individual investors.
How did you first use this property when you bought it?
Has it always been a rental?
What's the situation with renting?
Has it stayed a rental since you moved out, or have you moved back in?
Once you start renting it, do you plan to stay living elsewhere?
Not supported
SMSF properties need a different calculator
SMSFs pay CGT at 10% (if held 12+ months) rather than the individual marginal rate — with a 33.33% discount instead of 50%. The calculation is fundamentally different. We're scoping a separate SMSF tool.
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No CGT
No capital gains tax applies to this property
A property that has always been your main residence is fully exempt from CGT under the main residence exemption (ITAA 1997 s.118-110).
This applies as long as the property was never used to produce income (rented out) and the land is 2 hectares or less.
Keep this in mind if anything changes.
If you ever rent the property out — even briefly — part of your exemption may be affected. Come back and run the calculator if that happens.
Not supported yet
Your situation is more complex than this tool handles yet
When a property starts as a rental and you later move in, the ATO applies the "first used to produce income" rule — treating acquisition as the date you first rented it, at market value. The partial main residence exemption calculation is more involved. We're building this next.
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Coming next
Homes that became rentals — coming in v2
This situation involves the main residence exemption, the 6-year absence rule, and potentially a partial exemption based on the time you lived there versus rented it. It's the most common scenario after pure investment properties and we're building it next.
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Not supported yet
This one's complex — we're building it
Multiple periods of living in and renting the property creates a complex partial exemption calculation across different time periods. We'll get there.
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Main residence exemption
When did this property first become available for rent?
The ATO uses the date the property was first available for rent — not necessarily the day you physically moved out.
Date first available for rent
The date your first tenant moved in, or when you listed it with a property manager, is usually the right date to use.
The rental start date and the date you moved out aren't always the same. Some situations where a different date might matter:
• You renovated or left the property vacant before finding a tenant — ATO may use the first date it was available for rent
• You informally rented to family before a formal lease
• The 6-year main residence rule may let you treat it as your home for up to 6 years after moving out — this calculator doesn't model that rule
• You and a co-owner moved out at different times
If you're unsure, enter your best estimate and confirm with a registered tax agent. This calculator treats the date you enter here as the day the property became a taxable investment.
Assumption: The time from your purchase date to this rental date is treated as your main residence period and is exempt from CGT. The time from this date to your sale date is treated as the taxable investment period.
Step 1 of 8
When did you buy it, and what did you pay?
Purchase date
Use the contract date, not settlement.
Purchase price
$
The price on your contract of sale — not including stamp duty or legal fees.
Step 3 of 9
When are you planning to sell, and for how much?
Expected sale month
Expected sale price
$
Step 4 of 9
What did it cost you to buy?
These add to your cost base, which reduces your capital gain. Leave blank to treat as $0.
Building inspection, pest inspection, buyer's agent, etc.
Step 5 of 9
What did you spend while you owned it?
Capital improvements
$
Renovations, extensions, structural work — anything that added value or extended the property's life. Not repairs or maintenance.
Div 43 depreciation claimed
$
Total claimed to date — check your depreciation schedule or annual tax return.
We'll treat Div 43 as $0. Your actual tax bill may be higher — check with your accountant.
If you've had a depreciation schedule done, your accountant has been claiming roughly 2.5% of the building's construction cost as a tax deduction each year.
Every dollar claimed reduces your cost base when you sell — so your taxable gain is higher than you might expect.
Your depreciation schedule will show the total claimed to date. If you used a quantity surveyor, check their annual report.
Step 6 of 9
What did it cost you to sell?
Sale costs are deducted from your gain. Leave blank to treat as $0.
Agent commission
$
No agent commission — e.g. sale to family or without an agent.
Legal / conveyancing fees
$
Other sale costs
$
Styling, advertising, auctioneer fees, etc.
Step 7 of 9
Do you have capital losses from other investments to offset?
Losses from shares, crypto, or other assets can reduce your property gain. They're applied before the 50% discount — so they count for less than people expect, but they still help.
Total capital losses available
$
Current year losses plus any carried forward from prior years.
We'll assume no losses. Check with your accountant if you've sold investments at a loss in recent years.
Step 8 of 9
When you bought it, was it a newly constructed dwelling?
The new law includes an exception for new residential dwellings — but the ATO hasn't published the definition yet.
This might qualify for the 50% discount — but we don't know yet.
The Treasury Laws Amendment (Tax Reform No. 1) Act 2026 includes an exception for new residential dwellings, but the ATO has not yet published the criteria by legislative instrument. It's genuinely unclear whether a property like yours — new when you bought it — will qualify.
Until the ATO confirms the definition, we're applying the conservative assumption: the new CPI indexation method applies. If your property does qualify when the rules are finalised, your actual tax bill could be lower than shown here.
Check with a registered tax agent closer to your sale date.
We'll apply the standard rules.
The new dwelling exception is still undefined by the ATO. We're using the conservative assumption — CPI indexation applies. If your property qualifies when the rules are finalised, your actual tax bill could be lower.
Step 9 of 9
A few quick questions about your tax situation
How many people own this property?
This tool supports up to 2 owners.
Properties with 3 or more owners involve more complex CGT apportionment between co-owners. We recommend speaking with a registered tax accountant — they'll calculate each person's share correctly.
Ownership split
%
+
%
Must add to 100%.
Owner 1 — your tax details
Your taxable income in the year you sell
$
Total income excluding this capital gain — salary, rental income, interest, dividends. Use your expected gross income, not take-home pay.
Medicare Levy Surcharge
Do you have private hospital cover?
If you earn over $93,000 and don't have private hospital cover, you may pay an extra 1–1.5% Medicare Levy Surcharge on your income including capital gains.
HECS / HELP debt
Do you have a HECS or HELP student debt?
HECS repayment isn't modelled in this tool yet
Capital gains count as income for HECS repayment purposes. Depending on your debt and the size of your gain, this could mean an additional $5,000–$15,000 repayment you might not expect.
This tool will calculate your CGT accurately, but won't include HECS repayment in the result. Your net cash position may be lower than shown.
Owner 2 — their tax details
Their taxable income in the year you sell
$
Their gross income excluding this capital gain.
Medicare Levy Surcharge — Owner 2
Do they have private hospital cover?
HECS / HELP — Owner 2
Do they have a HECS or HELP student debt?
HECS repayment isn't modelled — their net cash position may be lower than shown.
One more thing
What inflation rate should we use for the post-2027 period?
From 1 July 2027, your cost base is indexed by CPI — so only your real, above-inflation gain is taxed. We need an assumed annual CPI rate for the period from July 2027 to your sale date.
Assumed annual CPI rate
%
RBA target midpoint is 2.5%. Higher means more of your gain is sheltered from tax.
Recent CPI data — ABS All Groups, weighted avg. 8 capital cities
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Source: ABS Cat. 6401.0 · Series A2325846C · Updated quarterly
Capital loss
No CGT is payable on this sale
Summary
Sale price
Cost base
Capital loss
Your loss can be carried forward.
A capital loss of can be offset against future capital gains — on other investments, or a future property sale. It cannot reduce your regular income.
Keep a record of this for your next tax return. Your accountant or the ATO's myTax tool can help you apply it correctly.