Estimate the capital gains tax on shares, an investment property or other assets sold in 2026–27. Capital gains are added to your taxable income, and if you owned the asset for at least 12 months only half the gain is taxed. A $50,000 gain on top of a $90,000 salary costs about $8,000 in tax; without the discount it would be $16,350.
Capital Gains Tax Calculator
For assets sold in 2026–27 by Australian residents · Updated 12 October 2026
- Capital gain
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- 50% CGT discount
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- Net capital gain added to income
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- Average tax on the gain
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- Gain after tax
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Includes the 2% Medicare levy and the low income tax offset at 2026–27 resident rates. Does not cover the main residence exemption, small business concessions or companies and trusts.
How CGT works for individuals
- Capital gain = sale proceeds minus the cost base (purchase price, buying and selling costs, and capital improvements).
- Subtract any capital losses from this year or earlier years.
- If you owned the asset for at least 12 months, reduce the remaining gain by 50%.
- The net capital gain is added to your income and taxed at your marginal rate, plus the Medicare levy.
| Taxable income | Rate for 2026–27 |
|---|---|
| $0 – $18,200 | Nil |
| $18,201 – $45,000 | 15% |
| $45,001 – $135,000 | $4,020 + 30% |
| $135,001 – $190,000 | $31,020 + 37% |
| $190,001 and over | $51,370 + 45% |
Examples
| Gain | Other income | Held 12 months+ | Tax |
|---|---|---|---|
| $30,000 | $0 | Yes | $0 |
| $50,000 | $90,000 | Yes | $8,000 |
| $50,000 | $90,000 | No | $16,350 |
| $100,000 | $60,000 | Yes | $16,100 |
| $200,000 | $150,000 | Yes | $43,800 |
CGT changes from 1 July 2027
Legislation passed in June 2026 replaces the 50% discount for gains that build up from 1 July 2027 with indexation of the cost base to inflation and a 30% minimum tax on net capital gains. Gains made before that date keep the current discount, and investors in newly built housing can choose either method. This calculator applies the rules for sales in 2026–27, which are unchanged.
FAQs
Do I pay CGT on my home?
Usually not. Your main residence is generally exempt, unless you used it to earn income or it sits on more than 2 hectares. Partial exemptions can apply if you rented it out.
When is the gain counted?
In the income year the contract of sale is signed, not when settlement happens.
Related calculators
- Pay Calculator 2026–27Your marginal tax rate
- NSW Stamp Duty CalculatorTransfer duty on your next purchase
Sources
- ATO: CGT discount
- ATO: Tax rates for Australian residents
- Budget 2026–27: Tax reform
- Federal Register of Legislation: Treasury Laws Amendment (Tax Reform No. 1) Act 2026
Figures current as of 12 October 2026
Each formula is checked against a separate test sheet with at least three worked examples. Results are estimates based on the numbers you enter and the published rules; your actual figures may differ. This is general information, not financial or tax advice.
Spotted a mistake? Contact us and we will fix it and update the date above.