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Capital Gains Tax (CGT) on property in Australia applies when a CGT event occurs — most commonly event A1, which is the disposal of a property. The taxable capital gain is calculated as the sale proceeds minus the cost base of the property. The cost base includes the original purchase price, acquisition costs such as stamp duty and conveyancing fees, improvement costs, and certain other capital expenditure. CGT is not a separate tax but forms part of your assessable income in the year the CGT event occurs. For properties held by individuals or trusts for more than 12 months before disposal, the 50% CGT discount applies — only half the capital gain is included in assessable income. The main residence exemption provides a full CGT exemption for individuals who have lived in the property for their entire period of ownership as their principal place of residence. A partial exemption applies if the property was rented for part of the ownership period or if the owner was absent for some time — the gain is apportioned between the exempt residential period and the taxable income-producing period. The 6-year rule (absent from principal residence rule) allows taxpayers to treat a property as their main residence for up to 6 years while renting it out, provided no other property is treated as the main residence during that period. First use determines whether the cost base includes the GST component — for GST-registered sellers of new residential premises, the GST is excluded from both the sale price and cost base calculation. CGT records must be kept for five years after the year in which the CGT event occurs to substantiate the cost base and all applicable deductions.
Capital Gain = Sale Proceeds - Cost Base; Discounted Gain (if >12 months) = Capital Gain × 50%; Taxable Capital Gain = Discounted Gain - Main Residence Exemption Portion; Tax = Taxable Capital Gain × Marginal Tax Rate
- 1Calculate the sale proceeds: the total amount received for the property, including any deposits, adjustments, and settlement amounts.
- 2Establish the full cost base: purchase price plus all acquisition costs (stamp duty, legal fees, building inspections) plus improvement costs plus ownership costs that were not previously deducted.
- 3Subtract the cost base from sale proceeds to calculate the gross capital gain.
- 4Apply the 50% CGT discount if the property was held for more than 12 months before the CGT event (the date of sale contract, not settlement).
- 5Assess whether the main residence exemption applies — if you lived in the property the whole ownership period, the gain is fully exempt.
- 6For partial exemption (e.g., property rented for some years), apportion the gain between the exempt and non-exempt periods.
- 7Include the assessable capital gain in your income tax return for the year the CGT event occurred; it is taxed at your marginal rate.
Full exemption requires property was main residence for the entire period of ownership
Capital gain = $350,000. Main residence exemption applies to 100% of the gain = $0 taxable.
50% discount halves the gain from $280,000 to $140,000 for assets held >12 months
Gain = $750,000 - $470,000 = $280,000. Discount: $280,000 × 50% = $140,000. Tax = $140,000 × 37% = $51,800.
Gain apportioned by time: 4/10 years = 40% taxable; 60% exempt as main residence
Taxable portion = $400,000 × 40% = $160,000. Apply 50% discount = $80,000 assessable capital gain.
The 6-year rule allows absence while maintaining full main residence exemption for that period
4-year absence within the 6-year limit. No other property treated as main residence. Property remains exempt if sold now.
An investor calculating the expected CGT liability before deciding to sell an investment property in the current versus next financial year.. This application is commonly used by professionals who need precise quantitative analysis to support decision-making, budgeting, and strategic planning in their respective fields
A homeowner determining whether the main residence exemption or partial exemption applies to a property that was rented for several years.. Industry practitioners rely on this calculation to benchmark performance, compare alternatives, and ensure compliance with established standards and regulatory requirements
An accountant modelling the optimal year to realise a capital gain to maximise the use of available capital losses and offset accounts.. Academic researchers and students use this computation to validate theoretical models, complete coursework assignments, and develop deeper understanding of the underlying mathematical principles
A property seller verifying that the 6-year absence rule applies to preserve the main residence exemption during a period of interstate work.. Financial analysts and planners incorporate this calculation into their workflow to produce accurate forecasts, evaluate risk scenarios, and present data-driven recommendations to stakeholders
A couple calculating whether selling their investment property in the same year as a year with low income maximises the CGT discount benefit.. This application is commonly used by professionals who need precise quantitative analysis to support decision-making, budgeting, and strategic planning in their respective fields
Pre-CGT Properties
{'title': 'Pre-CGT Properties', 'body': 'Properties purchased before 20 September 1985 are pre-CGT assets and are fully exempt from capital gains tax regardless of the gain at sale. If substantial improvements were made after that date, those improvements may attract CGT on their proportionate share of the gain.'} When encountering this scenario in australia capital gains property calculations, users should verify that their input values fall within the expected range for the formula to produce meaningful results. Out-of-range inputs can lead to mathematically valid but practically meaningless outputs that do not reflect real-world conditions.
Deceased Estates
{'title': 'Deceased Estates', 'body': "When a property passes from a deceased estate to a beneficiary, the acquisition date for CGT purposes is generally the date of death. If the beneficiary sells within 2 years of the deceased person's death and the property was the main residence, the gain may be fully exempt."}
Subdivision of Land
{'title': 'Subdivision of Land', 'body': 'When a landowner subdivides a block into multiple lots, the ATO may treat each sale as a separate CGT event. Alternatively, if the subdivision is a business activity (property development), the proceeds may be treated as ordinary income rather than capital gains, subject to business income rules.'}
Property Used for Business
{'title': 'Property Used for Business', 'body': 'If part of your main residence is used for business (e.g., a home office or trading from home), that portion is not covered by the main residence exemption. The gain must be apportioned between the residential portion (exempt) and the business portion (taxable).'} When encountering this scenario in australia capital gains property calculations, users should verify that their input values fall within the expected range for the formula to produce meaningful results. Out-of-range inputs can lead to mathematically valid but practically meaningless outputs that do not reflect real-world conditions.
| Ownership Period | CGT Discount | Main Residence | Assessable Gain |
|---|---|---|---|
| Less than 12 months | None | Full exemption | 0% or 100% of gain |
| More than 12 months | 50% | Full exemption | 0% of gain |
| More than 12 months | 50% | Partial — some rental | 50% × apportioned gain |
| Any period | None | No main residence | 100% of gain if <12m; 50% if >12m |
What is the CGT event date — contract or settlement?
The CGT event date is the date the contract is signed (the contract date), not the settlement date. This means the 12-month holding period and the timing of which income year the gain falls in are both determined by the contract date, which can affect whether the 50% discount applies.
Can improvements be added to the cost base?
Yes. The cost of capital improvements (renovations, extensions, structural work) can be added to the cost base and reduces the capital gain on sale. However, maintenance and repairs that were already claimed as deductions cannot be included in the cost base. This is an important consideration when working with australia capital gains property calculations in practical applications. The answer depends on the specific input values and the context in which the calculation is being applied.
Does CGT apply to my main home?
Generally no — your main residence is fully exempt from CGT provided you lived there for the entire ownership period. Partial exemptions apply if the property was income-producing for part of the ownership period, if you had multiple main residences overlapping, or if you used part of the home for business.
What is the 6-year rule?
The 6-year absence rule allows you to be absent from your main residence (e.g., living interstate or renting it out) for up to 6 years and still treat it as your main residence for CGT purposes, provided you do not treat any other property as your main residence during that period.
Can capital losses offset capital gains on property?
Yes. Capital losses (from shares, property, or other CGT assets) can be applied against capital gains in the same year. If losses exceed gains, the net capital loss is carried forward to future years — it cannot be offset against ordinary income. This is an important consideration when working with australia capital gains property calculations in practical applications. The answer depends on the specific input values and the context in which the calculation is being applied.
How is CGT calculated on inherited property?
Inherited property has its own CGT rules. If the deceased acquired the property before 20 September 1985, the heir's cost base is the market value at the date of death. For post-85 properties, the heir inherits the deceased's original cost base, meaning the heir potentially inherits embedded capital gains. The process involves applying the underlying formula systematically to the given inputs.
Are foreign residents eligible for the 50% CGT discount?
No. From 8 May 2012, non-residents and foreign temporary residents are not eligible for the 50% CGT discount on taxable Australian property. They pay CGT at their applicable marginal rate on the full capital gain. This is an important consideration when working with australia capital gains property calculations in practical applications. The answer depends on the specific input values and the context in which the calculation is being applied.
What records do I need to keep for CGT purposes?
You must keep records of the purchase contract, all acquisition costs, all improvement invoices, and the sale contract for at least 5 years after the year in which the CGT event occurred. For main residence claims, records of when you lived in the property are also important. This is an important consideration when working with australia capital gains property calculations in practical applications.
Pro Tips
If your property sale falls just before or just after the 12-month mark, check the contract date carefully. Crossing the 12-month threshold for CGT discount purposes can save you tens of thousands of dollars in tax on a large capital gain.
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Australia's CGT was introduced on 20 September 1985 — all assets acquired before that date are exempt from CGT entirely. This 'pre-CGT' exemption is one reason why older Australians who own property acquired in the 1970s and 1980s often hold enormous unrealised wealth free from any CGT obligation.