Your figures
What you bought and sold
All amounts in $, for the whole asset. Change any figure and the page recalculates. Yellow boxes are waiting for an entry.
What you sold
Choosing a type loads an example you can overwrite.
Use the contract date, not settlement. For shares and ETFs, the trade date. The sale date sets the financial year.
$
$
Brokerage, stamp duty, legal and conveyancing fees.
$
$
Division 43 building write-off. It reduces the cost base even if you never claimed it.
$
$
Agent's commission, advertising, legal fees, brokerage.
%
Joint owners each work out their own share.
$
Before the capital gain. This sets your marginal rate.
$
$
$
Your own losses, after your ownership share.
Was it ever your home?
Australian resident the whole time you owned it?
Results
From the sale price to the taxable gain
Losses come off before the 50% discount, and the gain is added to your other income and taxed at your marginal rate.
Sale price to net capital gain ($)
TotalTaken offTax on the gain
Things to know
What applies to this sale
Tax
Your tax with and without the gain
The tax on the gain is the difference between your tax with it and without it, so crossing into a higher bracket is counted.
About this calculator
Purpose. To estimate the capital gain, or capital loss, when an Australian resident individual sells listed shares, an ETF or an investment property, and the extra income tax and Medicare levy that gain adds at their marginal rate.
Assumptions and why we chose them. You can change every input above.
- Resident income tax rates, the low income tax offset, the 2% Medicare levy and HELP repayment rates for 2025-26 or 2026-27, chosen by the sale contract date, at rates in force at . Sales outside those years use the closest year we hold.
- The 50% discount applies to an asset held for more than 12 months, not counting the day you bought it and the day you sold it, by an Australian resident individual.
- The cost base is the purchase price, buying and selling costs and capital improvements, less capital works deductions claimed or claimable. Losses are applied before the discount.
- Your other income is assumed to stay the same with or without the sale. Medicare levy surcharge is not included, on the basis that you hold private hospital cover.
- The property example (bought in 2016 for 650,000, sold in 2027 for 980,000) reflects a typical Melbourne investment unit or townhouse held about ten years.
Limitations and their effect.
- The main residence exemption is not worked out. If the property was ever your home, the exemption, the 6 year absence rule or the rule that resets the cost base to market value when a home is first rented out can reduce the gain, often a lot.
- It assumes you were an Australian resident throughout. Foreign residents get no discount for ownership after 8 May 2012, pay different tax rates and generally cannot use the main residence exemption, so their tax is usually higher.
- Small business CGT concessions, trusts, companies, super funds, deceased estates, rollovers, employee share schemes, assets bought before 20 September 1985 and indexation for assets bought before 21 September 1999 are not covered.
- Non-deductible holding costs (for example rates and interest on land that is not rented) can add to the cost base and are not separately included. Depreciating assets such as appliances are dealt with outside CGT.
- For ETFs and managed funds, cost base adjustments from your annual tax statements are not included, so the gain may be higher or lower than shown.
- From 1 July 2027 the law replaces the 50% discount with indexation of the cost base and a minimum tax on capital gains, for the part of a gain that accrues after that date (Treasury Laws Amendment (Tax Reform No. 1) Act 2026, announced in the 2026-27 Federal Budget). This page does not model that change, so for a sale from 1 July 2027 the tax shown is likely to be wrong. Some detail was still in draft legislation at the rates date.
- Botanica Accounting does not provide credit assistance. Speak with a licensed lender or broker about finance.