Property Capital Gains Tax Calculator (Australia, 2027 reform)

When you sell an investment property, what is the net capital gain after tax? This free calculator compares the old 50% CGT discount against the announced 2026-27 Budget reform (cost-base indexation + a 30% minimum tax from 2027-07-01), and factors in carried-forward negative-gearing losses. No signup required.

General information only - not financial, tax, or product advice. Estimates based on your inputs and announced (not yet legislated) measures.See the numbered notes below

Your sale scenario

Fill in the rows below — your result appears underneath.

Is this an established home or a brand-new build?

New builds can use whichever CGT rules give the lower tax; established homes follow the standard rules. Most properties are established.

The sale

What you sell it for

Sale price

Year you sell

Selling costs

Agent fees, marketing, legals — usually 2–3% of the price.

The purchase

What you paid for it

Purchase price

Year you bought

Buying costs

Stamp duty, conveyancing, inspections you paid. These lower your taxable gain.

Who owns it

And your income that year

Owners

Your income that year

Your salary/other income the year you sell (before this gain). The gain is added on top and taxed at the rates it reaches.

Optional details

Most people can skip these — leave at $0 / defaults if unsure

Show

Major improvements / renovations

Structural work you paid for (not repairs). Lowers your taxable gain.

Depreciation you've claimed

Building (Div 43) deductions claimed in past tax returns. These raise the taxable gain. Leave $0 if none or unsure.

Capital losses from other assets

Losses banked from shares or other property sold at a loss.

Carried-forward rental losses

Negative-gearing losses quarantined since 12 May 2026 (established homes). They offset the gain here. Get the total from the Cash Flow Calculator.

Assumed yearly inflation

Used to lift your cost base under the new rules. Default 2.5% (RBA target midpoint) — an assumption, not a forecast.

Your capital gains summary

Gross capital gain

$198,000

Capital gains tax

$10,177

Net gain after tax

$187,823

The CGT rules changed on 1 July 2027. Because you owned this property both before and after that date, your gain is split by the time you held it on each side: roughly 10% is taxed the old way (50% discount) and 90% the new way (your purchase price is lifted for inflation, then taxed at a minimum of 30%).[2]

How we got to $10,177

Sale price$850,000

Less: selling costs($20,000)

Net proceeds$830,000

Less: cost base[5]Purchase + buying costs + improvements − depreciation claimed($632,000)

Gross capital gain$198,000

Pre-2027 slice — 10% of the gain[2]$19,800

Less: 50% CGT discount (old rules)($9,900)

Pre-2027 taxable$9,900

Post-2027 slice — 90% of the gain$178,200

Less: inflation indexation @ 2.5% p.a. (new rules)[4]($159,312)

Post-2027 taxable$18,888

Taxable capital gain$28,788

Tax on your gain[7]The taxable gain ($28,788) is added on top of your $120,000 income, then taxed at the bracket rates it reaches.$10,177

Capital gains tax payable$10,177

Cash from the sale, after CGTSale price − selling costs − CGT. Excludes any loan balance you repay at settlement.$819,823

Held 10.0 years. The gain is added to your other income and taxed progressively; the post-2027 slice carries a 30% minimum.

Also free: Cash Flow & Negative Gearing Calculator

Work out a property's weekly cash flow — and the yearly rental losses you can carry forward into this CGT estimate. Opens in a new tab, so your figures here stay put.

Open Cash Flow Calculator

Important information

The small numbered tags in the result above point to these notes — so you can see the basis for every figure.

2026-27 Federal Budget CGT reform (announced 7:30pm 12 May 2026, effective for gains arising on/after 2027-07-01): the 50% CGT discount is replaced with cost-base indexation plus a minimum 30% tax on gains. This calculator reflects the ANNOUNCED measure, which is NOT yet legislated — the precise indexation method, the operation of the 30% floor, and loss-ordering rules are not finalised and may change before/if it passes Parliament. Source: 2026-27 Budget tax-reform announcement.
The reform applies only to gains arising after 1 July 2027. The legislated method for splitting a gain that straddles that date is not yet settled. We apportion by time: your total ownership period is split into the share of days before vs on/after 1 July 2027, the old 50% discount applies to the pre-portion and the new indexation + 30% minimum to the post-portion. The alternative (a formal 1 July 2027 market valuation) is not modelled. Basis for the reform: 2026-27 Budget tax-reform announcement.
New-build investors may elect either regime; we automatically apply whichever produces the lower tax.
Cost-base indexation uses your assumed annual CPI applied across the whole ownership period. Future inflation is unknowable - the default (2.5%, the RBA target midpoint) is an assumption you can change, not a prediction.
Capital works deductions (Division 43) you claimed reduce your cost base (a clawback) and therefore increase the gain. Enter the total you claimed for an accurate result.
Carried-forward rental losses from the negative-gearing reform are treated as offsetting the taxable capital gain. The exact ordering versus the discount/indexation and the 30% floor is not legislated; we apply them after discount/indexation as a reasonable interpretation.
The capital gain is added on top of the taxable income you enter and taxed progressively across the 2025-07-01 brackets it spans (so a large gain reaches the 39%/47% rates), with the post-2027 slice carrying a 30% minimum. Medicare's low-income phase-in is approximated and income-tax thresholds are assumed unchanged.
Scope: residential investment property held by individuals (sole or 50/50 couple). NOT modelled: trusts and companies, the main-residence exemption and 6-year absence rule, pre-1985 (pre-CGT) assets, partial main-residence periods, capital-loss carry-forward scheduling, and the loan balance repaid at settlement.
PropCompare does not hold an Australian Financial Services Licence and does not provide personal financial product advice. Before acting, consult a licensed accountant or tax adviser.