Sell Before or After 30 June? Compare CGT by Tax Year
The timing of your asset sale determines which financial year the capital gain falls into. Selling before 30 June means paying CGT this year; selling after 1 July pushes it to next year's tax return.
This matters if your income varies between years, or if you want to spread capital gains across multiple tax years. Use this calculator to compare the impact.
Scenario A: Sell before 30 June
Scenario B: Sell after 1 July
Applies to both scenarios
1 month after Scenario A
Scenario A
Sell before 30 June2025-26 Capital Gains Tax rates
Enter your asset details and other income to calculate CGT
Scenario B
Sell after 1 July2025-26 Capital Gains Tax rates
Enter your asset details and other income to calculate CGT
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
Does it matter which financial year I sell in?
Yes, it can. The capital gain is added to your taxable income for the year you sell. If your income is lower next year (e.g., retiring, taking leave), deferring the sale could mean paying less tax overall.
When is the CGT discount calculated?
The 12-month holding period is based on the actual sale date, not the financial year. If you've held for 11 months, waiting until after 1 July might also get you the CGT discount.
Can I split a sale across two financial years?
Not a single sale—the full gain falls in the year of sale. However, if selling multiple assets, you can strategically sell some before and some after 30 June.
What about the settlement date?
For property, the CGT event occurs on the contract date (exchange), not settlement. For shares, it's the trade date. Make sure you know the correct date for your asset type.
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.