FREE TOOL · NO SIGN-IN REQUIRED
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.
📢 Budget 2026-27: CGT Rules Are Changing
The 50% CGT discount will be replaced by an inflation-adjusted cost base + 30% minimum tax from 1 July 2027. Assets bought before 12 May 2026 are grandfathered. New builds may choose either rule. Full Budget breakdown →
Property CGT Calculator
Calculate capital gains tax on your investment property sale, with full Budget 2026-27 rule comparison.
📢 Budget 2026-27: When did you buy this property?
In Simple Terms:
Your property is grandfathered. The legacy 50% CGT discount applies when you sell, regardless of when you sell. The budget changes do not affect you.
Purchase Details
Kitchen, bathroom renos, extensions (not repairs)
Must be 12+ months for legacy 50% discount eligibility
Sale Details
Agent fees (~2-3%), legal fees, marketing
Your wages/salary before the capital gain. The gain is stacked on top across the correct brackets, including 2% Medicare levy.
CGT Regime Comparison
Legacy: 50% CGT DiscountYour Rule
See bracket breakdown
New: Inflation-Indexed (from 1 Jul 2027)
See bracket breakdown
Your Estimated Net Profit After Tax
$434,225
CGT payable: $120,775
🔒 Your grandfathered 50% discount applies. Budget changes do not affect this property.
Educational purposes only. Tax is calculated by stacking the discounted gain on top of your existing income across 2024-25 Australian brackets, including 2% Medicare levy. CPI indexation uses ABS 6401.0 data. Actual CGT depends on your full income, other gains/losses, and specific circumstances. Consult a registered tax agent for personalised advice.
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
Bought before 12 May 2026: the 50% discount reduces your taxable gain. Bought after that date (established property): from 1 July 2027, the inflation-indexed method applies with a 30% minimum tax floor.
Grandfathering in plain English
If you bought your investment property before Budget night (12 May 2026), you are grandfathered. The old 50% discount applies when you sell, no matter how long you wait. The new regime only applies to properties purchased after that date.
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 held 12 or more months bought before 12 May 2026, a 50% discount reduces the taxable gain. For established properties bought after that date, from 1 July 2027 only an inflation-adjusted cost base plus 30% minimum tax applies.
Are investment properties bought before the 2026 Budget still eligible for the 50% CGT discount?
Yes. The Federal Government has grandfathered the 50% CGT discount for all properties purchased before Budget night (12 May 2026). You can use the old rules when you eventually sell, regardless of the sale date.
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 →