PPOR vs Investment Property: Compare Your CGT
The main residence exemption (PPOR) can completely eliminate CGT on your home. But what if it was an investment property? This calculator shows the dramatic difference.
Understanding this exemption is crucial for property decisions—whether buying your first home, considering turning an investment into your residence, or deciding whether to rent out your home.
Scenario A: Investment property
Scenario B: Main residence (PPOR)
Applies to both scenarios
24 months after Scenario A
Scenario A
Investment property2025-26 Capital Gains Tax rates
Tax Comparison
Scenario B
Main residence (PPOR)Main Residence Details
2025-26 Capital Gains Tax rates
Tax Comparison
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
- Review the pre-filled scenarios — we've set up realistic defaults for comparison
- Adjust the numbers — enter your actual purchase price, sale price, and dates
- Compare the results — see the tax difference highlighted at the top
- 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.
FAQ
What is the main residence (PPOR) exemption?
If a property is your main residence for the entire time you own it, you pay no CGT when you sell. This exemption can save tens or hundreds of thousands of dollars compared to selling an investment property.
Can I turn an investment property into my PPOR?
Yes, but the exemption only applies to the period it was your main residence. You may still owe CGT on the gain attributable to when it was an investment. The calculation is time-based.
What if I lived there for only part of the time?
You get a partial exemption based on the proportion of time it was your main residence. For example, if you lived there for 6 of 10 years, roughly 60% of the gain is exempt.
What about the 6-year absence rule?
If you move out and rent your home, you can treat it as your main residence for up to 6 years. This means no CGT on the gain during that period, even though it was rented out.
Disclaimer
This tool provides estimates only and does not constitute financial advice. Investment decisions should not be based solely on tax considerations. Market conditions, investment goals, and personal circumstances all play a role.
Before making decisions about selling assets, consult a registered tax agent or licensed financial adviser.