Is my home subject to CGT?

Your main residence (the home you live in) is generally exempt from CGT under the main residence exemption. However, if you rented it out, used part for business, or own land over 2 hectares, partial CGT may apply. Investment properties do not qualify for this exemption.

How is crypto taxed in Australia?

Cryptocurrency is treated as a CGT asset. Selling, swapping, or spending crypto triggers a CGT event. The 50% discount applies if held for 12+ months. You must keep records of every transaction. The ATO matches data from exchanges like CoinSpot, Coinbase, and Binance.

Can I offset capital losses?

Yes. Capital losses can be subtracted from capital gains in the same year. If your losses exceed your gains, the unused losses carry forward indefinitely. Losses are offset BEFORE the 50% discount is applied. You cannot offset capital losses against regular income.

Capital Gains Tax Calculator

Calculator

Calculate your Australian capital gains tax on shares, property, and crypto. See how the 50% CGT discount and other concessions apply.

Free to useNo data storedAI insightsUpdated: February 2026

Capital gains tax (CGT) applies when you sell an asset for more than you paid for it. In Australia, capital gains are added to your taxable income and taxed at your marginal rate — but if you've held the asset for 12 months or more, you only pay tax on HALF the gain (the 50% CGT discount). This calculator works out your exact CGT liability, factoring in the discount, capital losses, cost base adjustments, and your marginal rate.

Enter Your Details

Real-World Examples

Selling Shares After 12 Months

Rachel bought $20,000 of ANZ shares and sold them 18 months later for $28,000. Her marginal rate is 32.5%.

Capital gain: $8,000. Less brokerage ($40): $7,960. 50% discount (held 12+ months): taxable gain = $3,980. CGT at 32.5% = $1,294. Without the discount, she'd pay $2,587 — the 12-month rule saved her $1,293.

Investment Property with Costs

Mark bought an investment property for $500,000 and sold it after 5 years for $720,000. He spent $30,000 on renovations and $25,000 on selling costs.

Adjusted cost base: $555,000 ($500k + $30k renos + $25k selling). Capital gain: $165,000. 50% discount: $82,500 taxable. At 37% marginal rate: CGT = $30,525. The renovation and selling costs saved Mark $20,350 in CGT.

Frequently Asked Questions

Glossary

Cost Base

The total cost of acquiring and improving an asset. Includes purchase price, brokerage, stamp duty, legal fees, and capital improvements. A higher cost base = lower capital gain = less CGT.

50% CGT Discount

A concession for individuals (not companies) where only 50% of a capital gain is taxable if the asset was held for 12 months or more.

CGT Event

An event that triggers a capital gains tax obligation. Common CGT events include selling an asset, gifting an asset, or losing/destroying an asset.

Tax Loss Harvesting

Intentionally selling investments at a loss to offset capital gains from profitable sales, reducing your overall CGT liability.

Related Tools

Income Tax Calculator

See how capital gains affect your total tax bill.

Negative Gearing Calculator

Calculate the tax benefits of negative gearing on investment property.

Tax Refund Estimator

Estimate your total refund including capital gains impact.

How to Use

1Enter what you paid for the asset (purchase price / cost base).
2Enter what you sold it for (or its current market value for planning).
3Select how long you've held the asset.
4Choose the asset type — different rules apply.
5Enter your marginal tax rate.
6Optionally offset capital losses and add improvement/selling costs.

Key Information

The 50% CGT discount applies to assets held for 12+ months by individuals (not companies).
Your main residence (primary home) is usually CGT-exempt under the main residence exemption.
Capital losses can be carried forward indefinitely to offset future capital gains.
The ATO receives data from share registries, crypto exchanges, and property sales — don't forget to declare.

Pro Tips

Time your sales carefully: if you're close to 12 months, waiting a few extra days could halve your CGT bill.
Consider 'tax loss harvesting' — selling losing investments before 30 June to offset gains in the same year.
Keep records of ALL costs that add to your cost base: brokerage, stamp duty, legal fees, property improvements.
If selling property, get a depreciation schedule — building depreciation can significantly increase your cost base.

Avoid These Mistakes

Thinking CGT is a separate tax — it's not. Capital gains are added to your income and taxed at your marginal rate.
Forgetting to include the cost base correctly — brokerage, stamp duty, and legal costs all increase your cost base and reduce CGT.
Not realising that the 50% discount applies AFTER offsetting capital losses, not before.
Assuming crypto is tax-free — the ATO treats crypto the same as shares for CGT purposes.

Disclaimer: This calculator provides estimates only and should not be relied upon for financial decisions. Interest rates, fees, and policies change frequently. Always verify information with lenders directly. This is general information, not personal financial advice. Consider seeking advice from a licensed mortgage broker or financial advisor.

Last updated: February 2026