Use this calculator to estimate your potential Capital Gains Tax (CGT) liability on the sale of an asset in Australia. Please note this is an estimate and not financial advice. Consult a tax professional for personalized guidance.
e.g., stamp duty, legal fees, buyer's agent fees.
e.g., agent commission, legal fees, advertising.
e.g., major renovations, extensions (not repairs).
For discount eligibility, typically > 1 year.
Your highest income tax bracket. CGT is added to your taxable income.
Calculation Results:
Gross Capital Gain: $0.00
Total Deductible Costs: $0.00
Net Capital Gain (Before Discount): $0.00
Taxable Capital Gain (After Discount): $0.00
Estimated CGT Payable: $0.00
function calculateCGT() {
// Get input values
var assetSalePrice = parseFloat(document.getElementById('assetSalePrice').value);
var assetPurchasePrice = parseFloat(document.getElementById('assetPurchasePrice').value);
var purchaseCosts = parseFloat(document.getElementById('purchaseCosts').value);
var saleCosts = parseFloat(document.getElementById('saleCosts').value);
var capitalImprovements = parseFloat(document.getElementById('capitalImprovements').value);
var ownershipPeriod = parseFloat(document.getElementById('ownershipPeriod').value);
var marginalTaxRate = parseFloat(document.getElementById('marginalTaxRate').value);
var cgtDiscountEligible = document.getElementById('cgtDiscountEligible').checked;
// Validate inputs
if (isNaN(assetSalePrice) || isNaN(assetPurchasePrice) || isNaN(purchaseCosts) || isNaN(saleCosts) || isNaN(capitalImprovements) || isNaN(ownershipPeriod) || isNaN(marginalTaxRate)) {
alert('Please enter valid numbers for all fields.');
return;
}
// Ensure costs are non-negative
purchaseCosts = Math.max(0, purchaseCosts);
saleCosts = Math.max(0, saleCosts);
capitalImprovements = Math.max(0, capitalImprovements);
ownershipPeriod = Math.max(0, ownershipPeriod);
marginalTaxRate = Math.max(0, marginalTaxRate); // Tax rate can't be negative
// Step 1: Calculate Gross Capital Gain
var grossCapitalGain = assetSalePrice – assetPurchasePrice;
// Step 2: Calculate Total Deductible Costs
var totalDeductibleCosts = purchaseCosts + saleCosts + capitalImprovements;
// Step 3: Calculate Net Capital Gain (before discount)
var netCapitalGainBeforeDiscount = grossCapitalGain – totalDeductibleCosts;
// Initialize results
var taxableCapitalGain = 0;
var estimatedCgtPayable = 0;
var capitalLossMessage = "";
// Step 4: Apply CGT Discount (if applicable) and determine Taxable Capital Gain
if (netCapitalGainBeforeDiscount <= 0) {
// Capital Loss or no gain
taxableCapitalGain = 0;
estimatedCgtPayable = 0;
if (netCapitalGainBeforeDiscount 1) { // Australian rule: held for more than 12 months (1 year)
taxableCapitalGain = netCapitalGainBeforeDiscount * 0.50;
} else {
taxableCapitalGain = netCapitalGainBeforeDiscount;
if (cgtDiscountEligible && ownershipPeriod 1) {
capitalLossMessage = "Note: 50% CGT discount was not applied as the 'Eligible for 50% CGT Discount' checkbox was not ticked.";
}
}
// Step 5: Calculate Estimated CGT Payable
estimatedCgtPayable = taxableCapitalGain * (marginalTaxRate / 100);
}
// Display results
document.getElementById('grossCapitalGainResult').innerText = '$' + grossCapitalGain.toFixed(2);
document.getElementById('totalDeductibleCostsResult').innerText = '$' + totalDeductibleCosts.toFixed(2);
document.getElementById('netCapitalGainBeforeDiscountResult').innerText = '$' + netCapitalGainBeforeDiscount.toFixed(2);
document.getElementById('taxableCapitalGainResult').innerText = '$' + taxableCapitalGain.toFixed(2);
document.getElementById('estimatedCgtPayableResult').innerText = '$' + estimatedCgtPayable.toFixed(2);
document.getElementById('capitalLossMessage').innerText = capitalLossMessage;
}
// Run calculation on page load with default values
window.onload = calculateCGT;
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border: 1px solid #ddd;
padding: 20px;
border-radius: 8px;
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text-align: center;
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margin-bottom: 5px;
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.calc-input-group input[type="number"],
.calc-input-group input[type="text"] {
width: calc(100% – 12px);
padding: 8px;
border: 1px solid #ccc;
border-radius: 4px;
box-sizing: border-box;
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display: block;
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padding: 10px 15px;
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Understanding Capital Gains Tax (CGT) in Australia
Capital Gains Tax (CGT) is not a separate tax but forms part of your income tax. When you sell an asset, such as an investment property, shares, or certain collectibles, and make a profit, that profit is generally subject to CGT. This guide and calculator will help you understand the basics of how CGT is calculated in Australia.
What is a Capital Gain?
A capital gain occurs when the money you receive from selling an asset (the 'capital proceeds') is more than what it cost you to acquire and hold that asset (the 'cost base'). Conversely, if your costs exceed your proceeds, you incur a capital loss.
Assets Subject to CGT
Most assets you own are subject to CGT, including:
Investment properties (residential and commercial)
Shares and units in managed funds
Cryptocurrency
Collectibles (e.g., art, antiques, jewellery) acquired for more than $500
Personal use assets (e.g., boats, furniture) acquired for more than $10,000
Your main residence (home) is generally exempt from CGT, provided you meet certain conditions.
How is CGT Calculated? The Steps
The process of calculating CGT involves several key steps:
Step 1: Determine Your Capital Proceeds
This is usually the sale price of the asset. It can also include non-cash benefits you receive.
Step 2: Calculate Your Cost Base
The cost base includes all expenses related to acquiring, holding, and disposing of the asset. These can include:
Purchase Price: What you paid for the asset.
Incidental Costs of Acquisition: Stamp duty, legal fees, valuation fees, agent commissions for buying.
Ownership Costs: Interest on money borrowed to buy the asset (for investment properties), rates, land tax, insurance, maintenance (these are generally only included in the cost base if you haven't claimed them as income tax deductions).
Capital Improvement Costs: Money spent on improving the asset (e.g., renovations, extensions). Routine repairs and maintenance are generally not included.
Incidental Costs of Disposal: Agent commissions for selling, advertising costs, legal fees for selling.
Step 3: Calculate Your Gross Capital Gain or Loss
Gross Capital Gain/Loss = Capital Proceeds - Original Purchase Price
Step 4: Calculate Your Net Capital Gain or Loss (Before Discount)
Net Capital Gain/Loss = Gross Capital Gain/Loss - Total Deductible Costs (from Step 2, excluding purchase price)
If this figure is a loss, it's a capital loss. Capital losses cannot be used to offset your regular income but can be carried forward indefinitely to offset future capital gains.
Step 5: Apply the CGT Discount (if eligible)
For individuals and trusts, if you've owned the asset for more than 12 months, you are generally eligible for a 50% CGT discount. This means only 50% of your net capital gain (after applying any capital losses) is included in your assessable income.
Companies are not eligible for the 50% CGT discount.
Step 6: Calculate Your Taxable Capital Gain
Taxable Capital Gain = Net Capital Gain (after applying any capital losses) * (50% if discount applies, or 100% if no discount)
Step 7: Calculate Your Estimated CGT Payable
Your taxable capital gain is added to your other assessable income for the financial year. The total is then taxed at your marginal income tax rate.
Estimated CGT Payable = Taxable Capital Gain * Your Marginal Tax Rate
Net Capital Gain (Before Discount): $250,000 – $70,000 = $180,000
Taxable Capital Gain (After Discount): Since the asset was held for 5 years and is eligible for the discount, $180,000 * 50% = $90,000
Estimated CGT Payable: $90,000 * 32.5% = $29,250
This means an additional $29,250 would be added to your income tax liability for that financial year.
Important Considerations
Main Residence Exemption: Your primary home is generally exempt from CGT.
Small Business CGT Concessions: Specific concessions may apply to small businesses selling active assets.
Record Keeping: It's crucial to keep accurate records of all purchase, sale, and improvement costs for your assets.
Professional Advice: This calculator provides an estimate. Tax laws are complex and can change. Always consult with a qualified tax accountant or financial advisor for advice tailored to your specific situation.