CGT Policy Impact Simulator
Enter your purchase and sale dates to see the real CGT bill on a gain that straddles the 1 July 2027 reform — split between the 50% discount, which is kept on the part of the gain up to the asset’s estimated value on that date, and the inflation-linked cost base indexation plus 30% minimum tax that applies from it. This is enacted law — Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (Act No. 49) and Income Tax Rates Amendment (Tax Reform No. 1) Act 2026 (Act No. 50), Royal Assent 26 June 2026 — not a proposal or a Budget rumour.
Your CGT, split at 1 July 2027
Your gain is split at 1 July 2027 the way the Act’s deemed sale requires: the part up to the asset’s value on that date keeps the 50% discount, and that value, indexed, is the cost base from then on. The 1 July 2027 value is estimated from this calculator’s growth assumption, because the value the Act uses is the asset’s market value on that date, which this calculator cannot know. The Act’s own transition is a deemed sale on 30 June 2027 and reacquisition on 1 July 2027, at market value or at a method the Minister may determine (sections 112-155 and 112-185). No determination under s 112-185 had been made (checked 16 October 2026); Treasury released a draft for consultation on 3 August 2026 (closed 21 August); a draft is not law and the method would be a choice. The draft method assumes the asset grew at one steady compound rate from its purchase price to the sale price, which is what this calculator estimates, and agrees with our estimate within $200 on the scenarios we tested. Dates are read to the calendar month, so any day in June 2027 counts as 1 June 2027: a sale on 30 June 2027 is treated as 1 June 2027, and a sale or purchase on 1 July 2027 sits exactly on the cutover. Indexation starts on 1 July 2027 for an asset held then (the Act treats it as reacquired that day: sections 110-36(1A) and 112-155(2)(b)); here it runs from that date on the estimated value above, not from your purchase date. Indexation compounds annually; real indexation uses the ATO’s published quarterly CPI index numbers, so treat the indexed slice as indicative. The 30% minimum tax applies to the indexed real gain on the post-reform slice for individuals. Note: This tool applies the 30% minimum tax in every case; by law it applies to resident individuals and not in a year the person receives the Age Pension or listed income-support payments (s 119-15), so figures for Age Pension recipients are overstated. Capital works: this calculator takes one cost base and no capital works deductions. Capital works deductions after 1 July 2027 come off the indexed cost base, unindexed, as the Property vs Shares calculator models it; the Act does not settle whether each deduction should instead reduce the balance when it is claimed, with the reduced balance indexed from then on (s 114-15(3)), which would raise the tax further. Indicative only. Not financial advice.
For Comparison: If the Whole Gain Fell Under Just One Basis
Supplementary context only — not what you actually owe. Shows what the tax would be if none of your gain straddled the cutover, so you can see how much the 1 July 2027 split above is saving or costing you against each extreme.
Indexation is compounded annually here; real cost-base indexation uses the ATO’s published quarterly CPI index numbers, so treat the indexed figure as indicative. The 30% minimum tax is applied to the indexed gain for individuals. The 50% discount is not abolished outright — it is kept on the part of a gain that accrued before 1 July 2027, new residential dwellings keep a 50% discount (with a choice of indexation instead), and the affordable housing discount of up to 60% is retained. This comparison shows the two bases side by side; it does not apportion a single gain across the 1 July 2027 cutover — see "Your CGT, split at 1 July 2027" above for that. Indicative only. Not financial advice.
Projection Over Time
Chart tracks the growing gap between compounding returns and flat inflation over your specified holding period.
Capital gains tax rate: By default the net capital gain is added to your other taxable income in the sale year (left blank, the bottom of the bracket of your Marginal Tax Rate: 47% gives $190,001) and taxed through the resident rates for that income year, plus 2% Medicare and the 30% minimum-tax top-up on the part from 1 July 2027. Your Prior Capital Losses come off the gain first, the part before 1 July 2027 first. The brackets are held at their legislated values for every future year, so real bracket creep is not modelled. Offsets such as the low income tax offset (LITO) and the seniors and pensioners tax offset (SAPTO) are ignored, and all assets are sold in the final year as one lump. In Flat rate mode the rate you type (Medicare included) is applied to the whole gain instead; an asset held under 12 months is not indexed in either mode (s 114-10). An SMSF or a company keeps its own flat rate. See the worked example.