Exit strategy
What selling actually leaves in hand, once the agent, the lender and the tax office have all been paid.
Selling assumptions
These apply to every property. Agent fees are negotiable and vary by state and price bracket — put in what has actually been quoted.
Tax, by whoever is selling
A gain is taxed in the return that owns the asset, on top of that owner's other income. Nothing is averaged across a household.
Properties
Every formula on this page
Nothing here is hidden. Check it against your accountant's numbers before acting on any of it.
Resident income tax rates
Every dollar of a taxable capital gain sits on top of the owner's other income and is taxed at these rates. That is why the same gain costs two people different amounts.
Medicare levy
2% of taxable income, phasing in between $27,222 and $34,027 for a single with no dependants. Inside the phase-in band each extra dollar carries 10c of levy, not 2c — which is why the effective rate on a gain can exceed the headline bracket.
Transfer duty used for the cost base
Acquisition cost is pre-filled with duty at rates for the purchase price and state, plus conveyancing and a building and pest inspection. If the property was bought years ago the duty actually paid was different — overwrite it with the figure from the settlement statement.
General information only. Not tax advice. Capital gains tax depends on your full circumstances, the exact cost base in your records, and elections only your accountant can make. This page assumes every owner is an Australian tax resident, that each property is an investment rather than a main residence, that there are no other capital gains or losses in the year and no capital losses carried forward, and that the sale settles in the current tax year. Main residence exemptions, the six-year absence rule, partial exemptions, small business concessions, superannuation contributions that reduce the gain, and GST on new residential property are all out of scope. Depreciation already claimed reduces the cost base and increases the gain — enter it, because leaving it at zero flatters the result. A trust cannot be taxed on a gain it distributes; the discounted amount is taxed in the beneficiary's return, so the figure here is only as good as the distribution you assume. Rate tables are and have not been independently verified. Your data stays in this browser and is never uploaded.