Australia Capital Gains Tax Calculator 2024-25
Calculate Australian CGT on shares, property, and other assets — includes the 50% CGT discount for assets held 12+ months and marginal rate calculation.
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How to use this calculator
- 1
Enter the purchase price (cost base) — this can include brokerage, stamp duty, and other acquisition costs.
- 2
Enter the sale price — also net of brokerage and selling costs.
- 3
Select your holding period: if you held the asset for 12 months or more, you qualify for the 50% CGT discount.
- 4
Enter your other annual income to determine which marginal tax bracket applies to your capital gain.
- 5
Note: the principal place of residence (main home) is generally exempt from CGT.
Frequently asked questions
What is the CGT discount in Australia?
Australian resident individuals who hold a capital gains tax (CGT) asset for at least 12 months before selling are entitled to a 50% discount on their net capital gain. This means only half the capital gain is added to your taxable income. For example, if you sell shares held for 2 years and make a $20,000 gain, only $10,000 is included in your assessable income. The discount does not apply to assets held less than 12 months, assets of companies, or foreign residents. Complying super funds receive a 33% discount instead.
Is your home subject to capital gains tax in Australia?
Your principal place of residence (main home) is generally exempt from CGT under the main residence exemption. If the property was your home for the entire ownership period, you pay no CGT on the sale, regardless of the gain. A partial exemption applies if: you rented it out for part of the ownership period, you used part of it for business or income-producing purposes, or the land is larger than two hectares. Investment properties and holiday homes do not qualify for the main residence exemption.
How are capital losses treated in Australia?
Capital losses can only be used to offset capital gains — they cannot be offset against ordinary income such as salary or wages. If you have more capital losses than gains in a year, the excess is carried forward to future income years indefinitely. Carried-forward losses are applied in the most tax-effective way (before the CGT discount is applied). There is no time limit on carrying forward capital losses, so they remain available until fully utilised.
Do I pay CGT on overseas assets?
If you are an Australian tax resident, you pay CGT on capital gains from assets anywhere in the world — not just Australian assets. This includes overseas shares, foreign property, and foreign currency. You may receive a foreign tax credit for CGT or equivalent tax paid overseas to avoid double taxation. The 12-month CGT discount still applies. Foreign residents for Australian tax purposes are generally only subject to Australian CGT on taxable Australian property (such as Australian real estate and certain shares in companies holding Australian land).
Australia Capital Gains Tax Calculator 2024-25 — CGT on Shares & Property
How capital gains tax works in Australia
Capital Gains Tax (CGT) in Australia is not a separate tax — it is part of your income tax. When you sell a CGT asset such as shares, an investment property, or cryptocurrency for more than you paid for it, the resulting capital gain is added to your assessable income for that tax year and taxed at your marginal rate. The ATO introduced CGT in September 1985, so only assets acquired after 20 September 1985 are subject to it (pre-CGT assets are generally exempt). The cost base of an asset includes not only the purchase price but also incidental costs such as brokerage, stamp duty, legal fees, and improvement costs — keeping thorough records is essential to minimise your taxable gain.
CGT planning strategies for Australian investors
There are several legal strategies to reduce your CGT liability. First, holding assets for at least 12 months to access the 50% CGT discount is the most powerful strategy for individual investors — effectively halving the tax on long-term investments. Second, timing the sale: if your income will be lower in the next financial year (for example, due to parental leave, career break, or retirement), deferring the sale until after 30 June can reduce the marginal rate applied. Third, offsetting gains with losses: if you have assets sitting on paper losses, selling them in the same financial year as a large gain can offset the taxable amount. Finally, superannuation contributions (up to the $30,000 concessional cap) can reduce your assessable income, potentially pushing the capital gain into a lower bracket.
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Results are estimates for informational purposes only and do not constitute professional financial, medical, legal, or technical advice. Read full disclaimer →