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CGT tax calculator (including main residence exemption and rental history)

Work out how much of your home's capital gain is exempt — model its full history of living in it, renting it out, and leaving it vacant.

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Timeline

From 01/01/2015

From 01/01/2018

Until 01/01/2026 (sale date)

Marginal rate
$

Estimated CGT payable

$13,099

81.8% of the ownership period is exempt (3,287 of 4,018 days).

Gross capital gain
$480,000
Apportioned taxable gain
$87,327
50% discount applied
Yes — $43,664
Net taxable gain
$43,664

Property timeline

The full ownership period behind the numbers below.

Lived in it
Rented out

01/01/2015

Purchased for $400,000

Lived in itRented outLeft vacantBusiness use

01/01/2026

Sold for $900,000

  1. 1

    Stage 1: main residence — fully exempt

    01/01/2015 to 01/01/2018 (1096 days) is fully exempt.

  2. 2

    Stage 2: rented — partially exempt

    01/01/2018 to 01/01/2026 (2922 days): 2191 days exempt under the 6-year absence rule, 731 days taxable beyond it.

  3. 3

    Calculated gross capital gain

    Sale proceeds ($890,000) minus cost base ($410,000).

    $480,000.00

  4. 4

    Apportioned the taxable gain

    From 01/01/2015 to 01/01/2026 (4018 days), 731 days were taxable (not covered by the main residence or 6-year absence exemption).

    $87,327.03

  5. 5

    Applied the 50% CGT discount

    Held for 4018 days from 01/01/2015 to 01/01/2026 (12+ months in total).

    $43,663.51

  6. 6

    Estimated CGT payable

    Net taxable gain of $43663.51 taxed at 30%.

    $13,099.05

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Assumptions

  • Assumes Australian tax residency for the full ownership period.
  • The 6-year absence rule is only applied to a rented/vacant/business-use stage that immediately follows a main residence stage.
  • No cost-base reset applied — provide a market value at first income use for a more accurate result if the property was rented out after being your main residence.

Note

These figures are estimates only, based on the assumptions above. They do not constitute financial, tax, or accounting advice. Please consult a registered tax agent or accountant before making any decisions. We accept no liability for any loss arising from reliance on this calculator.