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See your capital gain under today's 50% discount and under the new rules taking effect 1 July 2027 — CPI cost-base indexation plus a 30% minimum tax top-up — side by side.
The 50% CGT discount changes from 1 July 2027 — what changes
Only for a residential rental property. From 2027-28, s110-38(8A) says expenditure kept out of the cost base to the extent s26-155 stopped you deducting it — so quarantined interest, rates, insurance and repairs raise your gain instead of reducing it. Enter only amounts that were never deducted: a quarantined amount you later claimed against rental income was deferred, not denied, and stays in the cost base. Leave at 0 for shares or an unquarantined property.
Required because this holding spans the transition — the Act treats it as a deemed sale and reacquisition at market value on that date (s112-155). Enter your best estimate; this engine never guesses it for you.
Interest, rates, insurance, land tax and maintenance you have paid on this asset SINCE the reset date. These are added to the reset cost base above, so unlike the pre-reset figure they lower your gain rather than raising it. They are not indexed (s960-275(4)), so the reduction is the amount you enter and never more than that — less, if it takes the post-reset gain to nil. Same restriction as ever: only costs that were NOT deductible belong here — a holiday house or privately held vacant land, not a rental property. Leave at 0 for shares.
Resolving CPI index values…
CPI hasn't been published yet for a future quarter, so this figure projects forward from the latest known index. Change it to stress-test the result — it's an assumption, not a forecast.
Resolving CPI index values for this disposal.
This calculator is not intended to be relied on for the purposes of making a decision in relation to a financial product. Before you make a financial decision, consider obtaining advice from someone who holds an Australian Financial Services Licence. We do not, and we cannot advise you.
The 50% CGT discount goes for individuals and for trusts other than complying superannuation entities — and survives for new residential dwellings and affordable housing. It's replaced with CPI cost-base indexation (the pre-1999 method) plus a 30% minimum tax rate on net capital gains — an alternative-minimum top-up, not a flat substitute rate.
A gain that spans the change is apportioned: the Act treats it as a deemed sale just before 1 July 2027 and a deemed reacquisition just after, at market value. The pre-portion keeps the 50% discount; the post-portion is indexed.
Income-support recipients, including Age Pensioners, are exempt from the 30% minimum tax top-up for the whole income year they receive a qualifying payment.
Not completely. For most assets held by individuals and by trusts other than complying superannuation entities it goes, replaced with CPI cost-base indexation plus a 30% minimum tax top-up. But a discount of at least 50% continues for a new residential dwelling (s115-102) and for affordable housing (s115-125) — item 27 of the Act adds a note to s115-1 saying exactly that, and the Asset type control above models both. A partnership makes no discount capital gain of its own and a partner's share flows through to them, though s115-102(4)(b) does name a partnership as an interposed entity. Companies and complying super funds keep their existing treatment.
The Act treats it as sold at market value just before 1 July 2027 and bought back at that same value just after. The gain up to that point keeps the current 50% discount rules; growth after that date is indexed under the new rules.
No. It's a top-up, calculated separately, that only bites if your marginal-rate tax on the gain would otherwise come in under 30% of it. If your marginal rate is already 30% or higher on the gain, the top-up is zero.
No — receiving Age Pension (or several other listed income-support payments) at any point in the income year exempts you from the 30% minimum tax top-up for that whole year.
Estimates only. Not financial or tax advice. Full disclaimer for your rights and our limitations of liability.
This calculator exists to show you the arithmetic. It applies published Australian rates, thresholds and formulas to the numbers you enter and shows the working, so you can check it. That is all it does — it produces a number and describes what the number is. It does not recommend anything and it holds no opinion about any financial product.
What can move this result
Why these default assumptions are reasonable
This calculator is not intended to be relied on for the purposes of making a decision in relation to a financial product. Before you make a financial decision, consider obtaining advice from someone who holds an Australian Financial Services Licence. We do not, and we cannot advise you.