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Australian Capital Gains Tax Calculator — Free 2025-26

Calculate Capital Gains Tax on Australian shares, investment property, and other assets for the 2025-26 tax year. Includes the 50% CGT discount for assets held over 12 months, Stage 3 marginal tax rates, and the 2% Medicare levy.

Purchase price + stamp duty + legal fees + improvements
Agent commission, legal fees
Salary, business income, rent — determines your marginal rate
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Total Gain
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CGT Discount (50%)
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Taxable Gain
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Income Tax on Gain
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Medicare Levy on Gain
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Total CGT Liability
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Effective Rate on Gain
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Net Proceeds After Tax

How It Works

Australia taxes capital gains as part of your income at your marginal rate. Resident individuals and trusts who held the asset for more than 12 months apply the 50% CGT discount — halving the taxable gain. The gain is stacked on top of other income, so only the portion taxed at each marginal rate is included in your CGT liability. The 2% Medicare levy also applies to the taxable gain.
  1. Calculate your gain — Sale price minus cost base (purchase price, stamp duty, legal fees, improvements) minus selling costs.
  2. Apply 50% discount if eligible — Resident individuals and trusts who held the asset for more than 12 months include only half the gain in taxable income. Companies and foreign residents use the full gain.
  3. Stack on top of other income — The taxable gain is added to your other income. Only the marginal tax attributable to the gain is your CGT liability — not tax on your full income.
  4. Add Medicare levy — The 2% Medicare levy applies to the taxable gain for Australian resident individuals.
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Australian CGT Rates and the 50% Discount

Australia does not have a separate Capital Gains Tax rate. Instead, capital gains are added to your assessable income and taxed at your marginal income tax rate — the same rates that apply to your salary or business income. The 50% CGT discount for long-term assets is what makes the effective CGT rate significantly lower than the headline marginal rates.

Stage 3 Income Tax Brackets (2025-26)

Taxable IncomeTax Rate
$0 – $18,2000%
$18,201 – $45,00016%
$45,001 – $135,00030%
$135,001 – $190,00037%
Over $190,00045%

CGT Discount Eligibility

Entity TypeHeld <12 MonthsHeld ≥12 Months
Individual (AU resident)Full gain taxed50% discount — only 50% included
Trust (AU resident)Full gain taxed50% discount — only 50% included
CompanyFull gain at corporate rateNo discount — full gain at corporate rate
Foreign residentFull gain taxedNo discount from 1 July 2024 (property)

Capital Losses

Capital losses can only be offset against capital gains, not against ordinary income. If your total capital losses exceed your capital gains in a year, the excess is carried forward to offset future capital gains. Net capital losses are never deducted from assessable income. You apply losses before the 50% discount.

Main Residence Exemption

Your principal place of residence is fully exempt from CGT if you lived in it for the entire ownership period. A partial exemption applies if you rented it out, used it for business, or it was not your main residence for part of the time. The exemption is calculated proportionally based on how long it was your main residence.

For informational purposes only. CGT calculations depend on individual circumstances, asset history, and eligibility for various concessions including the main residence exemption and small business CGT concessions. Consult a registered tax agent before lodging a return with capital gains.

Sources: ATO Capital Gains Tax · ATO CGT Discount

Frequently Asked Questions

What is the CGT discount in Australia?
Australian resident individuals and trusts receive a 50% CGT discount on assets held for more than 12 months. This means only half the capital gain is included in taxable income. Companies receive no discount and are taxed on the full gain at the corporate rate.
What are the Australian CGT tax rates for 2025-26?
Australia does not have a separate CGT rate. Capital gains are added to your other income and taxed at your marginal income tax rate. For 2025-26: 16% on $18,201-$45,000, 30% on $45,001-$135,000, 37% on $135,001-$190,000, and 45% above $190,000. The 2% Medicare levy also applies.
Is my home exempt from CGT in Australia?
Yes. The main residence exemption covers your principal place of residence. If you have lived in the home for the entire ownership period, the gain is fully exempt. If you rented it out or it was not your main residence for part of the time, you may only get a partial exemption.
Do I pay CGT on shares in Australia?
Yes. Australian shares, ETFs, and managed fund distributions are subject to CGT. If held for more than 12 months, the 50% discount applies. Capital losses can be offset against gains but cannot be offset against ordinary income — they are carried forward.
How does CGT apply to investment property in Australia?
CGT applies to the sale of investment property. If held for more than 12 months, the 50% discount reduces the taxable gain. The cost base includes the purchase price, stamp duty, legal fees, and capital improvements — but not deductible repairs or interest costs.
What is a capital loss and how does it work?
A capital loss occurs when you sell an asset for less than its cost base. Capital losses can only be offset against capital gains — not ordinary income. If losses exceed gains in a year, the excess is carried forward to reduce gains in future years.
How is CGT reported to the ATO?
Capital gains and losses are reported in your individual tax return in the Capital gains tax schedule. You must report all capital gains events including sales of shares, property, and cryptocurrency. Records must be kept for at least 5 years after the relevant tax return is lodged.

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