Capital Gains Tax (CGT) Property Calculator
Estimate your potential CGT liability when you sell a property. Keep in mind this calcualtor doesn't consider all your personal circumstances and CGT calcualtoions are complex so always consult a qualified tax accountant before making financial decisions. Learn more about CGT scenarios →
1. Property Ownership & Use
Have you ever lived in the property as your main residence?
Partial Rental Floor Area
Enter the total floor area and the area that was rented out, so the calculator can apportion the exemption.
Was this property ever rented out?
Holiday Home Periods
Enter the total number of years (can be decimal, e.g., 2.5) when the property was used as a holiday home and not producing rental income. Holding costs will be apportioned to these years.
2. Purchase & Sale Details
3. Depreciation Claimed
Enter the total capital works and plant/equipment depreciation you claimed in your tax returns. This reduces your cost base.
5. Ownership Dates & Main Residence Periods
Main Residence Timeline
Add all periods when you lived in the property as your main residence. You can add multiple periods if you moved out and back in.
How the 6-Year Rule Works
If you move out and rent the property, you can still claim the main residence exemption for up to 6 years of absence. If you move back in, the clock resets – you can move out again and claim another 6 years.
Example: Live in 2010-2015, rent 2015-2020 (5 years exempt under 6-year rule), move back 2020-2022, rent 2022-2025 (3 years exempt). Both absence periods are covered!
Optional: Calculate Your Actual Tax Liability
Enter your taxable annual income to calculate your actual CGT liability based on your marginal tax rate. If left blank, only the capital gain will be shown.
This helps calculate your marginal tax rate, which ranges from 19% to 45% plus 2% Medicare Levy depending on your income bracket.
Your CGT Calculation Results
How CGT is Calculated
Step 1: Calculate Cost Base
Cost Base = Purchase Price + Stamp Duty + Legal Fees + Capital Improvements - Depreciation Claimed
Step 2: Calculate Capital Gain
Capital Gain = Sale Price - Sale Costs - Cost Base
Step 3: Apply Exemptions
- Main Residence Exemption: If the property was your main residence for entire ownership, no CGT
- Partial Exemption: If you lived in it part of the time, the exemption applies to that proportion
- 6-Year Rule (Automatic): Each absence period between residences gets up to 6 years exempt. Move back in, and the clock resets!
Step 4: Apply 50% Discount
If you held the asset for more than 12 months, you get a 50% discount on the capital gain (after exemptions).
Step 5: Calculate Tax
CGT = Discounted Gain × Your Marginal Tax Rate
- $0–$18,200: No tax
- $18,201–$45,000: 19% + 2% Medicare Levy = 21%
- $45,001–$120,000: 32.5% + 2% Medicare Levy = 34.5%
- $120,001–$180,000: 37% + 2% Medicare Levy = 39%
- $180,001+: 45% + 2% Medicare Levy = 47%
Important Scenarios
Main Residence Exemption
If you lived in the property as your main residence for the entire ownership period, there is no CGT – the capital gain is completely exempt.
6-Year Rule (Multiple Periods)
The calculator automatically applies the 6-year rule to absence periods. For each period you live in the property, you get up to 6 years of CGT exemption when you move out and rent it. Move back in, and the clock resets – you can use the 6-year rule again!
Example: Live 2010-2015 → Rent 2015-2020 (5 years exempt) → Live 2020-2022 → Rent 2022-2025 (3 years exempt). Both absence periods are covered!
Holiday Homes
Holiday homes used personally are subject to full CGT (no exemption). However, if you rented them out part-time, expenses are apportioned. The property is still subject to CGT on the full capital gain (no exemption).
Rental Properties
Pure investment properties (never your main residence) are subject to full CGT on the capital gain, but you benefit from the 50% discount if held >12 months.
Depreciation Impact
Depreciation claimed during ownership reduces your cost base, increasing your capital gain. This is the trade-off for receiving tax deductions annually.
Critical legal disclaimers:
- This calculator is purely educational and does not constitute tax advice.
- CGT calculations are complex and depend on individual circumstances, which this calculator cannot fully capture.
- The calculator assumes the 50% CGT discount applies and uses a 37% marginal tax rate as an example.
- Your actual tax rate depends on your total income and may be higher or lower.
- Private residence status can be contested by the ATO if not clearly established.
- The 6-year rule has strict eligibility requirements – misuse can trigger penalties.
- Mixed-use properties (main residence + rental) require careful apportionment.
- This calculator does not replace professional tax advice.
- Always consult a qualified tax accountant before selling property or making CGT-related decisions.
- Mint Property Mate is not liable for any financial decisions made based on this calculator's output.