Plain Finance Talks
Australian CGT Calculator
Current Rules + 2026–27 Budget Proposed Changes · CPI Indexation · English / 中文
Investment Details
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Property Details
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⚠ Proposed legislation only. The 2026–27 Budget CGT changes have not yet passed Parliament. This comparison models the announced framework only. Not financial or tax advice.
Enter Your Details — Compare Both Outcomes
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CGT Guide
What is CGT?
Capital Gains Tax is part of income tax, not a separate tax. Your net capital gain is added to other income and taxed at your marginal rate.
Capital Gains Tax is part of income tax, not a separate tax. Your net capital gain is added to other income and taxed at your marginal rate.
Pre-CGT Assets (before 20 Sep 1985)
Currently fully exempt. Under the 2026–27 Budget proposal, gains accruing after 1 July 2027 will become taxable, with the asset's market value at 1 July 2027 as the new cost base.
Currently fully exempt. Under the 2026–27 Budget proposal, gains accruing after 1 July 2027 will become taxable, with the asset's market value at 1 July 2027 as the new cost base.
CPI Indexation 1985–1999 (historical)
From 1985 to 1999, the cost base was adjusted for inflation using CPI. This was frozen at the September 1999 quarter (index 123.4) when the 50% discount was introduced. If you acquired an asset before 21 Sep 1999, you may still choose this method — but the CPI is frozen and cannot rise further.
From 1985 to 1999, the cost base was adjusted for inflation using CPI. This was frozen at the September 1999 quarter (index 123.4) when the 50% discount was introduced. If you acquired an asset before 21 Sep 1999, you may still choose this method — but the CPI is frozen and cannot rise further.
50% CGT Discount (current rules, since 1999)
Assets held 12+ months get a 50% discount on the nominal capital gain. This is proposed to be replaced from 1 July 2027.
Assets held 12+ months get a 50% discount on the nominal capital gain. This is proposed to be replaced from 1 July 2027.
NEW: CPI Indexation Returns from 1 July 2027 (proposed)
The 50% flat discount is replaced by live CPI indexation — similar to 1985–1999 but with NO freeze date. The cost base is adjusted by the actual CPI from purchase to sale, so you only pay tax on the real (above-inflation) gain. A 30% minimum tax rate then applies to any remaining real gain. New residential builds are excluded — investors can choose old or new rules.
The 50% flat discount is replaced by live CPI indexation — similar to 1985–1999 but with NO freeze date. The cost base is adjusted by the actual CPI from purchase to sale, so you only pay tax on the real (above-inflation) gain. A 30% minimum tax rate then applies to any remaining real gain. New residential builds are excluded — investors can choose old or new rules.
Transitional Arrangement for Existing Assets
For assets already owned at 1 July 2027 and sold later: gains are split at that date. The gain up to 1 July 2027 uses the OLD rules (50% discount). The gain from 1 July 2027 onwards uses the NEW rules (CPI indexation from 1 July 2027 + 30% minimum tax).
For assets already owned at 1 July 2027 and sold later: gains are split at that date. The gain up to 1 July 2027 uses the OLD rules (50% discount). The gain from 1 July 2027 onwards uses the NEW rules (CPI indexation from 1 July 2027 + 30% minimum tax).
Negative Gearing (proposed change)
From 1 July 2027, net rental losses on established properties acquired after 12 May 2026 can only offset rental income (not wages or other income). Excess losses carry forward. New builds are unaffected.
From 1 July 2027, net rental losses on established properties acquired after 12 May 2026 can only offset rental income (not wages or other income). Excess losses carry forward. New builds are unaffected.
2024–25 Individual Tax Brackets
| Taxable Income | Rate |
|---|---|
| $0 – $18,200 | 0% |
| $18,201 – $45,000 | 16% |
| $45,001 – $135,000 | 30% |
| $135,001 – $190,000 | 37% |
| $190,001+ | 45% |
Medicare Levy 2% applies to most taxpayers. Stage 3 rates from 1 July 2024.
Key Dates
85
20 September 1985
CGT introduced. CPI indexation begins. Pre-1985 assets remain exempt.
99
21 September 1999
CPI indexation frozen (index 123.4). 50% CGT discount introduced for assets held 12+ months.
26
12 May 2026 — Budget night
2026–27 Budget announced. Negative gearing changes cut-off for established properties purchased after this date.
27
1 July 2027 (proposed)
50% discount replaced by live CPI indexation + 30% minimum tax. Pre-CGT assets partially lose exemption. Transitional rules apply for assets held before this date.
CPI Index Reference
ATO official (green) · ABS actual (gold) · RBA 2.5% p.a. estimate (orange)
| Year | Quarter | Source | CPI |
|---|
⚠ General information only — not financial or tax advice
This calculator is provided by Plain Finance Talks for educational purposes. Results are estimates only. The 2026–27 Budget CGT changes are proposed legislation not yet passed by Parliament. CPI figures to September 1999 are from the ATO's official indexation schedule. Post-1999 CPI values are from ABS published data. Future CPI is estimated at 2.5% p.a. (RBA midpoint target), compounded quarterly — actual inflation will differ. The new-rules CPI indexation in the comparison tab uses the CPI from the purchase quarter to the sale quarter (for post-1-July-2027 purchases), or from 1 July 2027 to the sale quarter (for the post-2027 portion of transitional assets). The 30% minimum tax is applied to the real gain after indexation. Transitional calculations use time-apportionment if no market valuation is entered. Please consult a registered tax agent or financial adviser for advice specific to your situation.
This calculator is provided by Plain Finance Talks for educational purposes. Results are estimates only. The 2026–27 Budget CGT changes are proposed legislation not yet passed by Parliament. CPI figures to September 1999 are from the ATO's official indexation schedule. Post-1999 CPI values are from ABS published data. Future CPI is estimated at 2.5% p.a. (RBA midpoint target), compounded quarterly — actual inflation will differ. The new-rules CPI indexation in the comparison tab uses the CPI from the purchase quarter to the sale quarter (for post-1-July-2027 purchases), or from 1 July 2027 to the sale quarter (for the post-2027 portion of transitional assets). The 30% minimum tax is applied to the real gain after indexation. Transitional calculations use time-apportionment if no market valuation is entered. Please consult a registered tax agent or financial adviser for advice specific to your situation.