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

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Scenario B saves $71,850.00 in tax compared to Scenario A.This difference is mainly driven by the CGT discount and your marginal tax rate.

Scenario A

Investment property
Buying/selling costs, stamp duty, legal fees, agent fees
Renovations, extensions, structural improvements
Your taxable income excluding this capital gain

2025-26 Capital Gains Tax rates

5 months - No CGT discount
+
Capital GainYour capital gain is $175,000.00
x
CGT DiscountNo CGT discount applies
$
Additional TaxThis capital gain increases your tax by approximately $71,850.00

Tax Comparison

MetricBefore SaleAfter Sale
Taxable income$95,000.00$270,000.00
Income tax$19,288.00$87,638.00
Medicare levy$1,900.00$5,400.00
Total tax$21,188.00$93,038.00

Scenario B

Main residence (PPOR)

Main Residence Details

Buying/selling costs, stamp duty, legal fees, agent fees
Renovations, extensions, structural improvements
Your taxable income excluding this capital gain

2025-26 Capital Gains Tax rates

12+ months - CGT discount applies
+
Capital GainCapital gain of $175,000.00 is fully exempt.
🏠
PPOR ExemptionThis property qualifies for full main residence exemption.
x
CGT DiscountNo CGT discount applies
$
Additional TaxNo tax payable - main residence exemption applies.

Tax Comparison

MetricBefore SaleAfter Sale
Taxable income$95,000.00$95,000.00
Income tax$19,288.00$19,288.00
Medicare levy$1,900.00$1,900.00
Total tax$21,188.00$21,188.00

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

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.

Other CGT scenarios

Sell now vs holdSee how waiting could reduce your CGTThis year vs next yearCompare selling before or after 30 JuneBefore vs after 12 monthsSee the 50% CGT discount impactHold 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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