Work out the capital gains tax on a property, shares or crypto sale. Orbit adds the gain to your income, applies the 50% discount if you held over 12 months, and shows the extra tax at your marginal rate. Updated for 2025-26 and 2026-27.
Free, no signup50% discount built in2025-26 & 2026-27
The sale
$
$
Stamp duty, legal, brokerage and capital improvements
$
Unlocks the 50% CGT discount for individuals
Your tax position
Your income before this gain. Sets your marginal rate.
$
Current-year or carried-forward losses (leave 0 if none)
$
Capital gains tax 2026-27
$28,050
The extra tax from adding a $80,000 net gain to your income, an effective 17.5% on the full gain.
Capital gainSale price less cost base$160,000
Less 50% discount− $80,000
Net taxable gainAdded to your income$80,000
Extra tax (incl. 2% Medicare)$28,050
Left after taxSale less costs and CGT$631,950
Estimate only, general information, not tax advice. Applies the 50% discount for individuals holding over 12 months, and 2% Medicare (low-income thresholds and the surcharge are not modelled). Your main residence is generally exempt. Verify at ato.gov.au.
Australia has no separate capital gains tax rate. Instead, your net capital gain is added to your income and taxed at your marginal rate. The gain itself is the sale price (capital proceeds) minus your cost base, which is what you paid plus incidental costs like stamp duty, legal fees and brokerage, plus any capital improvements. If you have capital losses, you take those off beforeapplying any discount.
The 50% CGT discount
If you’re an individual and you owned the asset for at least 12 months before selling, you only pay tax on half the gain. Trusts get the same 50% discount, complying super funds get 33.3%, and companies get none. This is the single biggest lever most people have over their CGT, which is why the 12-month mark matters so much. Your main residence is generally exempt from CGT altogether.
Frequently asked questions
How much capital gains tax will I pay on a $100,000 gain?
If you held the asset over 12 months, the 50% discount halves it to a $50,000 taxable gain, which is added to your income and taxed at your marginal rate plus the 2% Medicare levy. On a $90,000 salary that adds roughly $16,000 to $17,000 of tax. Held under 12 months, the full $100,000 is added instead.
How is CGT calculated on property?
Work out your cost base: the purchase price plus stamp duty, legal fees and any capital improvements. Your capital gain is the sale price minus that cost base. Offset any capital losses, apply the 50% discount if you held it over 12 months, then add the result to your income.
What if I held shares for less than 12 months?
You don't get the 50% discount. The whole capital gain is added to your taxable income and taxed at your marginal rate. Holding for at least 12 months before selling is the main way individuals cut their CGT.
Is my main residence exempt from capital gains tax?
Generally yes. The main residence exemption usually means no CGT on the home you live in, though conditions apply, for example if you rented it out or used part of it for business. This calculator is for assets that aren't your exempt main residence.
How can I reduce capital gains tax?
Hold assets for over 12 months to get the 50% discount, offset gains with capital losses from other assets, and where possible time a sale into a year when your other income is lower. This is general information, not advice.
Simon is the founder of Orbit Money, a tool that helps people track subscriptions and recurring spend. He builds Orbit's free money calculators and writes about personal finance for Australian and UK readers.
