Calculate CGT on property, shares and other assets. Includes 50% discount, main residence exemption, partial exemptions and the 6-year absence rule.
ATO 2025–26 CGT rules50% discount modelledMain residence exemptionReform scenario included
⚠
CGT reform being actively considered (April 2026):
Labor backbenchers are lobbying to reduce the 50% CGT discount before the May 2026 Budget.
Treasury is modelling changes. Use the "Reform scenario" toggle below to see your CGT
under a proposed 25% discount — so you're prepared if law changes.
📁Asset details
Held 12+ months — the 50% CGT discount applies, halving your taxable gain.
$
Include purchase price + stamp duty + legal fees + capital improvements
$
$
Agent commission, legal fees, advertising
$
Prior year or current year capital losses
🏠Exemptions
Main residence (PPOR) — fully exempt
Partial main residence (lived in AND rented)
Exemption applies proportionally: days as main residence ÷ total days owned
days
days
50.0%
6-year absence rule: If you moved out and rented for up to 6 years, you may claim those days as main residence — enter them in "Days as main residence" above. You can only claim one property at a time under this rule.
💰Your income this year
CGT is not a separate rate — your gain is added to your other income and taxed at your marginal rate. Your existing income determines which bracket the gain falls into.
$
After salary sacrifice but before adding this capital gain
Australian residents held 12+ months: 50% CGT discount applies.
📊Reform scenario
Model what your CGT would be under proposed changes currently before Parliament. This is not current law — for planning purposes only.
Show CGT if discount reduced to 25% (proposed)
Show CGT if discount removed entirely (50% → 0%)
These are hypothetical scenarios. Current law: 50% discount for assets held 12+ months.
Source: The Nightly, 15 April 2026 — Labor MPs lobbying Treasurer Chalmers ahead of May 2026 Budget.
✓
Fully exempt
Main residence exemption applies — no CGT payable
↓
Capital loss
Carry forward to offset future gains — cannot offset ordinary income
CGT payable
$27,525
on a $235,000 net gain · 50% discount applied
How it's calculated
Sale price
$750,000
Less cost base
−$500,000
Less selling costs
−$15,000
Gross capital gain
$235,000
Main residence exemption
−$235,000
100% exempt
Capital losses offset
−$0
50% CGT discount i
−$117,500
50% discount
Taxable gain (added to income)
$117,500
Marginal rate on gain i
32.5%
Income $95k + gain $117.5k
11.7%
Effective CGT rate on gain
$207,475
After-CGT net proceeds
32.5%
Your marginal rate
$212,500
Total income this year
Reform scenario comparison
Current law (50% discount)$27,525
If discount reduced to 25%$41,288
If discount removed entirely$55,050
Extra tax under reform+$13,763
Not current law. Labor MPs lobbying ahead of May 2026 Budget. No guarantee of change.
Consult a tax agent before making decisions based on potential law changes.
Sources: ATO Capital Gains Tax —
ato.gov.au/cgt ↗ ·
ATO 50% discount · ATO Main residence exemption · ATO Cost base.
Reform scenario source: The Nightly, 15 April 2026.
ATO CGT ↗
Disclaimer: Estimates only. Not financial or tax advice. CGT calculations are complex and depend on your individual circumstances, depreciation history, and ATO interpretations.
Australian Life Costs does not hold an AFSL and is not authorised to provide personal financial advice. Always consult a registered tax agent or accountant before making investment decisions.
The "reform scenario" reflects media reports of proposed changes that are not law. Always consult a registered tax agent or accountant before making investment decisions.
Australian Life Costs is not a licensed financial adviser.