Sell Now or Hold? Compare Your CGT

Timing your asset sale can make a significant difference to your tax bill. Use this calculator to compare selling now versus holding longer—and see what waiting actually costs or saves once the sale date is set.

The 50% CGT discount applies only to disposals before 1 July 2027 where you have held the asset for 12 months and a day; from 1 July 2027 it is abolished and replaced by cost-base indexation plus a 30% minimum tax on the real gain, regardless of holding period. That makes the sale date, not just the holding period, the thing to check first: if you're close to the 12-month threshold and selling before 1 July 2027, waiting a few more weeks can halve the taxable gain; if the sale lands on or after 1 July 2027, waiting no longer buys you a discount at all.

This comparison uses the pre-reform rules and covers disposals up to 30 June 2027. For a sale on or after 1 July 2027, use the CGT reform calculator, which applies the transitional split, cost-base indexation and the 30% minimum tax.

Scenario A: Sell now

Scenario B: Hold & sell later

Applies to both scenarios

9 months after Scenario A

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01 —INPUTS
✓
Scenario B saves $8,010.00 in tax compared to Scenario A.This difference is mainly driven by the CGT discount and your marginal tax rate.
02 —RESULTS

Scenario A

Sell now
Determines the financial year and 12-month discount test.
Buying/selling costs, stamp duty, legal fees, agent fees
Amounts that must reduce the cost base, such as Div 43 capital works deductions claimed or claimable, or a return of capital
Allowable current-year and carried-forward losses, excluding collectable and personal-use losses
Your taxable income excluding this capital gain

2026-27 Capital Gains Tax rates

6 months - No CGT discount
Capital Gain
Your capital gain is $47,000.00
CGT Discount
No CGT discount applies
Additional Tax
This capital gain increases your tax by approximately $15,530.00

Tax Comparison

MetricBefore SaleAfter Sale
Taxable income$95,000.00$142,000.00
Income tax$19,020.00$33,610.00
Medicare levy$1,900.00$2,840.00
Total tax$20,920.00$36,450.00

Scenario B

Hold & sell later
Determines the financial year and 12-month discount test.
Buying/selling costs, stamp duty, legal fees, agent fees
Amounts that must reduce the cost base, such as Div 43 capital works deductions claimed or claimable, or a return of capital
Allowable current-year and carried-forward losses, excluding collectable and personal-use losses
Your taxable income excluding this capital gain

2026-27 Capital Gains Tax rates

Held 15 months — 50% CGT discount applies
Capital Gain
Your capital gain is $47,000.00
CGT Discount
50% CGT discount applied: $23,500.00
Additional Tax
This capital gain increases your tax by approximately $7,520.00

Tax Comparison

MetricBefore SaleAfter Sale
Taxable income$95,000.00$118,500.00
Income tax$19,020.00$26,070.00
Medicare levy$1,900.00$2,370.00
Total tax$20,920.00$28,440.00
03 —BREAKDOWN

This calculator provides estimates only and does not constitute financial advice. Actual amounts may vary based on individual circumstances. Consult a registered tax agent for personalised guidance.

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How to use this comparison

  1. Review the pre-filled scenarios — we've set up realistic defaults for comparison
  2. Adjust the numbers — enter your actual purchase price, sale price, and dates
  3. Compare the results — see the tax difference highlighted at the top
  4. Share or bookmark — the URL updates as you change inputs

How Capital Gains Tax Works

When you sell an asset for more than you paid, the profit is a capital gain. In Australia, this gain is added to your taxable income and taxed at your marginal rate. The amount of tax you pay depends on your total income that year, how long you held the asset, and whether any exemptions apply.

Key factors affecting your CGT

  • Holding period: Assets held for 12+ months qualify for the 50% CGT discount before 1 July 2027, halving your taxable gain; CPI cost base indexation and a 30% minimum tax apply to gains from that date
  • Your income: Higher income means a higher marginal tax rate on your capital gains
  • Asset type: Your main residence is generally CGT-free; investment properties and shares are not
  • Cost base: Includes purchase price plus costs like stamp duty, legal fees, and improvements

Use the calculator above to model your specific situation. Adjust the inputs to see how different scenarios affect your tax outcome.

Frequently asked questions

Is it better to sell now or hold my investment?
It depends on your holding period and your sale date. For a disposal before 1 July 2027, holding an asset past 12 months means only half the capital gain is added to your taxable income, so waiting can significantly reduce your tax. For a disposal on or after 1 July 2027 the 50% discount no longer exists — a longer hold instead earns cost-base indexation, with a 30% minimum tax on the real gain.
How does the CGT discount affect my tax?
On a disposal before 1 July 2027, the 50% CGT discount means only half of your capital gain is added to your taxable income. For example, a $50,000 gain becomes $25,000 after the discount. At a 37% marginal rate, this saves $9,250 in tax. From 1 July 2027 the discount is abolished and this arithmetic no longer applies.
When does the 12-month holding period start?
The holding period starts from the date you acquired the asset (settlement date for property, trade date for shares) and ends on the date you sell it. You need to hold for at least 12 months and one day to qualify.
What if I sell before 12 months?
If you sell before holding for 12 months, you don't receive the 50% CGT discount. The full capital gain is added to your taxable income and taxed at your marginal rate. The same is true of any disposal from 1 July 2027 regardless of holding period: the general discount has been abolished, so the full gain is taxed, reduced only by cost-base indexation.
What changes for sales on or after 1 July 2027?
Acts 49 and 50 of 2026 abolish the general 50% CGT discount for individuals, trusts and partnerships from 1 July 2027. In its place, assets held 12 months or more get CPI cost-base indexation, and a 30% minimum tax applies to the real (post-indexation) gain. Gains accrued up to 30 June 2027 keep the legacy 50% discount through a transitional split, so a long-held asset sold later is taxed under both regimes.

Other CGT scenarios

This year vs next year Compare selling before or after 30 June Before vs after 12 months See the 50% CGT discount impact PPOR vs investment Main residence exemption comparison Hold 1 year vs 2 years Compare holding period strategies
View all CGT scenarios

What to do after this comparison

Understand the rules

12-month discount rules Check discount eligibility and common timing errors. Using capital losses Understand loss ordering and offset constraints.

Compare alternatives

Sell this year vs next Compare CGT outcomes across financial years. Loss offsets comparison Model when carrying losses creates better outcomes.

Run the numbers

CGT calculator Run your exact numbers with dates and cost base items. Income tax calculator Measure total annual tax once gains are added.

Tax Accuracy & Sources

Reviewed: March 2026 · Tax year: 2026-27

This calculator is an estimate tool and may not cover all personal circumstances. For state-based taxes, confirm details with your state or territory revenue office.

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