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 exactly how much you could save by waiting for the 50% CGT discount.

The 50% CGT discount is one of the most valuable tax concessions in Australia. If you're close to the 12-month threshold, waiting a few more weeks or months could cut your tax bill in half.

Scenario A: Sell now

Scenario B: Hold & sell later

Applies to both scenarios

24 months after Scenario A

Share
✓
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.

Scenario A

Sell now
Buying/selling costs, stamp duty, legal fees, agent fees
Your taxable income excluding this capital gain

2025-26 Capital Gains Tax rates

5 months - No CGT discount
+
Capital GainYour capital gain is $47,000.00
x
CGT DiscountNo CGT discount applies
$
Additional TaxThis 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$19,288.00$33,878.00
Medicare levy$1,900.00$2,840.00
Total tax$21,188.00$36,718.00

Scenario B

Hold & sell later
Buying/selling costs, stamp duty, legal fees, agent fees
Your taxable income excluding this capital gain

2025-26 Capital Gains Tax rates

12+ months - CGT discount applies
+
Capital GainYour capital gain is $47,000.00
%
CGT Discount50% CGT discount applied: $23,500.00
$
Additional TaxThis 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$19,288.00$26,338.00
Medicare levy$1,900.00$2,370.00
Total tax$21,188.00$28,708.00

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.

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, halving your taxable gain
  • 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 the 50% CGT discount. If you've held an asset for less than 12 months, waiting can significantly reduce your tax. Australian residents who hold assets for 12+ months only pay tax on half the capital gain.
How does the CGT discount affect my tax?
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.
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.

Other CGT scenarios

This year vs next yearCompare selling before or after 30 JuneBefore vs after 12 monthsSee the 50% CGT discount impactPPOR vs investmentMain residence exemption comparisonHold 1 year vs 2 yearsCompare 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.

Last updated 22 April 2026 Tax year 2025-26

Data sources: ATO (ato.gov.au), Services Australia

This tool is general information only, not financial advice.

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