Capital gains tax calculator.

It is what you make on the sale, measured for tax. Broadly, the sale price less selling costs, less your cost base. Your cost base is what the property cost you for tax: the price, plus buying costs and capital improvements, less the capital works deductions claimed.

From 1 July 2027, new rules change how investment property is taxed, and they are now law. For an established residential dwelling acquired at or after 7:30pm AEST on 12 May 2026, a net rental loss can no longer reduce tax on salary or other income. For a purchase, the date that counts is the date of the contract, not settlement. The loss can be used only against residential rental income and residential capital gains, and any excess carries forward to be used the same way in later years. Dwellings acquired before the cut-off, and new dwellings, are not affected by this rule, and some dwellings acquired later keep an earlier owner's treatment, such as one inherited from a spouse or transferred on a relationship breakdown. For capital gains, the 50% discount no longer applies to growth from 1 July 2027 for individuals and trusts. Instead the cost base is indexed, which means it is lifted in line with inflation, and resident individuals pay at least 30% in tax on the gain above inflation, with an exemption for people on listed income-support payments. For a property held on 30 June 2027, growth up to that day keeps the current discount. A gain on a new dwelling can keep the discount for the whole holding instead. Some details are not yet final, including what counts as a new dwelling, which has not been defined in law, and an optional way of splitting a gain either side of the start date, which is still in draft. A further bill before Parliament would change parts of these rules. Treat any result that uses these rules as an estimate, and confirm the position with your accountant.

The tool uses the sale contract date, not settlement. A contract signed before 1 July 2027 is taxed under the rules before that date, even if it settles later. Your accountant can confirm the date that applies to your sale.

If you hold a property on 30 June 2027 in your own name or through a trust, it is treated as sold and bought back at its market value that day, although nothing is taxed until you actually sell. Growth up to that day keeps the 50% discount if you have held the property at least 12 months when you sell, and growth after it is measured from that value on an indexed cost base, with a 30% minimum tax for individuals. The law also allows an optional way of splitting the gain instead of a valuation, but it has not yet been made, and ATO guidance on how to establish the value had not been published when these rules were last checked.

For an individual, or a trust passing the gain to an individual, a gain on a new dwelling can keep the 50% discount for the whole holding, or the owner can choose indexation and the 30% minimum tax instead. What counts as a new dwelling has not yet been defined in law. The tool works both ways and shows the lower tax.

In outline. A discretionary trust (often called a family trust), where the trustee decides each year which beneficiaries receive the income, is treated as passing the gain to a resident individual beneficiary at the income you enter. An SMSF keeps a one third discount, is not indexed or subject to the minimum tax, and pays 15%; a company gets no discount and pays 30%. Real structures have more moving parts, so your accountant should run the actual figures.

No. It is an estimate on the figures you enter and the rules as at the date the rates were last checked. Your accountant works out the actual figure from your full tax position.