Capital Gains Tax Scenarios
Make smarter selling decisions by comparing common CGT scenarios side by side.
Timing your sale
See how timing your sale affects CGT discounts and your overall tax bill.
Sell now vs hold
See how waiting could reduce your capital gains tax by unlocking the 50% discount.
This year vs next year
Compare selling before or after 30 June to shift income into a lower tax year.
Before vs after 12 months
See exactly how much the 50% CGT discount saves on your tax bill.
After the 12-month discount
Hold 1 year vs 2 years
Compare whether holding longer actually reduces your CGT further.
How the property is used
Understand how the main residence exemption changes your capital gains tax.
Income and losses
See how your other income and capital losses affect your CGT outcome.
How these scenarios work
- Uses current Australian CGT rules, reviewed for the 2025–26 financial year
- Includes the 50% CGT discount where applicable
- Accounts for main residence (PPOR) exemptions
- Results are estimates, not tax advice
Frequently Asked Questions
What is a CGT scenario?
A CGT scenario compares two different situations side-by-side—such as selling now versus waiting, or treating a property as your home versus an investment. Each scenario shows the tax difference so you can make an informed decision.
Are these scenarios personalised?
Each scenario starts with realistic example numbers, but you can adjust all the inputs—purchase price, sale price, dates, income—to match your actual situation.
Can I change the numbers in these scenarios?
Yes. Once you open a scenario, every field is editable. The URL updates as you change inputs, so you can bookmark or share your personalised comparison.
Should I speak to an accountant before selling?
These calculators provide estimates to help you understand potential outcomes. For significant transactions, complex ownership structures, or tax planning, consulting a registered tax agent is recommended.
Prefer to calculate your own numbers?
Go to the CGT calculator