Australia's Capital Gains Tax
Calculator for Property Investors

Yes — the proposed changes would apply to all assets subject to CGT outside superannuation, including investment property. Your primary place of residence (PPOR) would generally remain fully exempt. No final legislation has been confirmed as of writing; check after the May 2026 federal budget announcement.

Yes. Stamp duty, conveyancing fees, solicitor fees, and other acquisition costs all form part of your cost base and reduce your taxable gain. Capital improvements (e.g. renovations, extensions) also increase the cost base. Note that capital works deductions (depreciation claimed) reduce your cost base and can increase the eventual CGT bill — speak to a tax adviser about the depreciation recapture effect.

If you move out of your home and rent it to tenants, you may still treat it as your main residence for CGT purposes for up to 6 years. If you sell within that period without having established another PPOR, the full main residence exemption can apply and the gain may be tax-free. The 6-year clock resets each time you move back in. This calculator does not model this exemption — always verify with a registered tax agent.

Negative gearing produces annual tax deductions against your ordinary income — but these are separate from CGT. When you sell, CGT is calculated on the capital gain (proceeds minus cost base). However, if you've claimed capital works deductions (building depreciation), these reduce your cost base over time, meaning your eventual taxable gain could be larger than expected. This is called depreciation recapture and is a common surprise for investors.

For many investors with high-performing properties, the current 50% discount produces a better outcome than inflation indexation. If the proposed changes are confirmed, selling before the transition date could reduce your tax. But this must be weighed against market conditions, transaction costs (agent fees, legal costs), and ongoing investment returns. Use the calculator above to model your scenario, then speak with a registered tax adviser before acting.

Yes. Capital losses from any CGT asset — shares, ETFs, crypto, or other property — can be offset against your property capital gain in the same income year. Losses must be applied before the 50% CGT discount (or indexation under the new model), reducing the gross gain first. Unused losses can be carried forward indefinitely to future years.

The calculator provides a good-faith estimate based on publicly reported commentary about the proposed CGT changes. It uses a time-based apportionment approach for the hybrid transition model, FY2026 ATO marginal tax rates (including Medicare levy), and a compound inflation model for the post-transition period. It does not account for all circumstances. Treat results as indicative only and always consult a registered tax adviser.