Work out the capital gains tax on an investment property, shares or crypto, including the 50% CGT discount and any capital losses. Calculated in your browser, nothing you enter is sent to us.
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The order matters. Losses come off the gain before the 50% discount is applied, which is the step most calculators get wrong. Applying the discount first would understate your tax.
Sale price less selling costs, less the cost base (purchase price, buying costs and capital improvements).
Subtract this year's capital losses, then any net losses carried forward from earlier years.
If you held the asset for more than 12 months, halve what is left. Individuals and trusts only.
The net capital gain is added to your taxable income and taxed at your marginal rate.
Individuals get a 50% discount if they owned the asset for more than 12 months before the CGT event. The 12 months runs from the contract date when you bought to the contract date when you sold, not settlement. Companies do not get the discount, and complying super funds get 33.33%.
That is the order the ATO sets out. It matters: on a $100,000 gain with a $40,000 loss, applying the loss first gives a $60,000 gain and a $30,000 net gain after the discount. Applying the discount first would give $50,000 less $40,000, or $10,000, which is wrong and understates your tax by $20,000 of assessable income.
Your main residence is generally fully exempt if you lived in it for the whole time you owned it, did not use it to produce income, and it sits on two hectares or less. If it was your home for only part of the period, or you rented it out, only part of the gain is exempt and this calculator will not cover that. Speak to a registered tax agent.
A capital loss cannot be deducted against your salary or other income. It can only offset capital gains. If you have no gains this year, the loss is carried forward indefinitely until you do.
Yes. The ATO treats cryptocurrency as a CGT asset, so disposing of it is a CGT event, including swapping one coin for another or using it to buy goods. The same 12 month discount rule applies. If you trade as a business rather than invest, different rules apply.
Estimate only. This Capital Gains Tax Calculator covers the most common case: an
individual Australian resident selling one asset held outright. It does not cover partial main
residence exemptions, the six year absence rule, indexation for assets bought before 21 September
1999, depreciation or capital works clawback, small business CGT concessions, deceased estates, or
assets held in a company or trust. It is general information, not tax advice. For advice on your
circumstances, speak to a registered tax agent.
Rates last verified: 9 September 2026.
