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.
The two panels below start from one long-held parcel: bought 15 March 2023 for $100,000 and sold for $160,000, a gain of $58,000 after selling costs, held well past 12 months on both sides so discount eligibility is identical either way. The sale moves from 15 June 2026 to 15 July 2026 — across the 30 June boundary — and the seller's other income falls from $130,000 to $70,000 in the later year. That income drop is doing the work on purpose: hold income steady and a pure deferral across 30 June changes which return the gain lands in and almost nothing else. Edit either panel to model your own figures.
One 1 July is not like the others. 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. So deferring a sale from 30 June 2027 into the following week does not merely move the gain into the next return — it changes which CGT regime the gain is taxed under. For a sale on or after 1 July 2027, use the CGT reform calculator.
Scenario A: Sell before 30 June
Scenario B: Sell after 1 July, on lower income
Applies to both scenarios
1 month after Scenario A
Scenario A
Sell before 30 June2025-26 Capital Gains Tax rates
Tax Comparison
Scenario B
Sell after 1 July, on lower income2026-27 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.
Edit inputs ↑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 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
Does it matter which financial year I sell in?
When is the CGT discount calculated?
Can I split a sale across two financial years?
What about the settlement date?
Should I bring a sale forward to beat 1 July 2027?
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.Tax Accuracy & Sources
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.