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Your capital gain under today's 50% discount, side by side with the rules that take effect on 1 July 2027: CPI indexation of the cost base plus a 30% minimum tax top-up.
The 50% CGT discount changes from 1 July 2027 — what changes
Required because this holding spans the transition.
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.
Looking up the CPI index values for this disposal.
Only for a residential rental property. Enter it only if you have included it in the cost base. If you later deducted it, enter 0.
Only for a residential rental property. Enter expenditure that the quarantine prevented you deducting only if you have included it in the relevant cost-base field: Cost base for a post-reform purchase or surviving-discount asset, or Costs of ownership since 1 July 2027 for an asset reset on that date. The calculator removes it once. For a reset asset, it increases only the post-reset gain and cannot reduce the deemed market-value cost base. If it is already excluded, or you later deducted it, enter 0. Leave at 0 for shares or an unquarantined property.
Enter the unused s26-155 pool after rental deductions. Across all sales, apply the pool to deferred residential gains before residential gains. This calculator models this sale only.
For a dwelling used, or held, solely for the provision of residential accommodation throughout ownership, s102-5(1) steps 3 and 4 apply this pool after capital losses: deferred residential gains first across all sales, then residential gains, before any discount. This calculator models this sale only and does not apportion mixed-use residential gains (s102-6). The pool may include costs of another residential dwelling; only its unused balance is entered here.
Required to apply the unused pool here. Leave unticked for shares or mixed-use assets; their residential apportionment is not modelled.
Interest, rates, insurance, land tax and maintenance you have paid on this asset since the reset date. Do not include expenditure you deducted or can deduct.
Interest, rates, insurance, land tax and maintenance you have paid on this asset SINCE the reset date. Include a quarantined amount here before also identifying it in the quarantined field above; the calculator then removes that amount once. Other eligible costs are added to the reset cost base and are not indexed (s960-275(4)), so they reduce the gain by the amount entered, or less if the gain reaches nil. Do not include expenditure you deducted or can deduct. Leave at 0 for shares.
Looking up CPI index values…
CPI hasn't been published yet for a future quarter, so this figure projects forward from the latest known index.
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.
For a separate estimate under today's rules, use the CGT calculator.
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 general 50% CGT discount ends for post-reset growth on ordinary assets held by eligible individuals and trusts other than complying superannuation entities. Eligible later growth instead uses CPI cost-base indexation plus a possible 30% minimum-tax top-up. New residential dwellings, affordable housing and other statutory exceptions are treated differently.
For an ordinary asset reached by the reset, a gain that spans the change is split through a deemed sale just before 1 July 2027 and a deemed reacquisition just after. Market value is the default reset amount, while a determined apportioning-method choice may be available. The deferred pre-reset gain can keep the 50% discount when the real sale meets the 12-month test; eligible post-reset growth 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.
No. The general discount ends for post-reset growth on ordinary assets, but a deferred pre-reset gain can keep it when the real sale meets the 12-month test. A discount also continues for a new residential dwelling (50%, s115-102) and for affordable housing (s115-125), and the Asset type control above models both. The affordable housing discount applies only if the dwelling provided affordable housing on at least 1,095 days before the sale, from 1 January 2018. How much it is is not settled. On the literal reading of s115-125(5), which the calculator uses by default, it is a flat 50% unless the dwelling is also a new residential dwelling. On another reading it scales from 50% to 60% with the share of your ownership period the dwelling provided affordable housing, and you can select that reading under Elections in the optional settings. We have not found ATO guidance or explanatory material that settles which is right. 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 superannuation funds keep their existing treatment.
For an ordinary asset reached by the reset, the Act generally treats it as sold at market value just before 1 July 2027 and bought back just after. Statutory exclusions and an available apportioning-method choice can change that result. The deferred pre-reset gain can keep the 50% discount when the real sale meets the 12-month test; eligible later growth is indexed.
No. It is a separately calculated top-up when the ordinary income tax attributable to the defined minimum-tax capital gain is less than 30% of that gain, subject to the statutory exclusions and exemptions. A marginal-rate bracket alone does not determine the result.
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.