Australian Budget 2026-27 · Compare old vs new CGT scheme for ETF & share investments. Adjust the sliders to model your scenario — results update instantly.
Gains before 1 July 2027 use the 50% discount. Gains after use indexation + 30% minimum tax.
| Year | Sale Year | Sale Value | Old Tax | New Tax | Difference | Better Off |
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* Not financial advice. Consult a tax professional.
This calculator is for general information only. It is not financial or tax advice. The proposed CGT changes are subject to legislation and may be amended before taking effect. Read more: CGT & Negative Gearing: 2027 Changes · Understanding Capital Gains Tax
From 1 July 2027, the 50% CGT discount for assets held over 12 months is replaced with CPI-based cost base indexation and a 30% minimum tax on capital gains. Indexation adjusts your purchase price for inflation each year, so only gains above inflation are taxable. The 30% floor prevents high earners from deferring gains into low-income years.
Partially. If you bought before 1 July 2027, gains accumulated up to that date remain under the old 50% discount. Gains on those same assets after 1 July 2027 fall under the new rules. This is called split treatment — not full grandfathering. No action is required before July 2027.
Indexation adjusts your original purchase price upward by CPI each year you hold the asset. Only the gain above inflation is then taxable. At 2.5% inflation, a $100,000 investment held 10 years would have an indexed cost base of roughly $128,000 — reducing taxable gains for lower-return investments.
Even if your marginal rate is lower, you still pay at least 30% tax on real capital gains. This prevents timing sales to coincide with low-income years. Exempt groups: Age Pension recipients and JobSeeker recipients.
No. The main residence exemption is completely unchanged. Your family home remains fully exempt from CGT. Small business CGT concessions and the affordable housing discount (60%) are also unaffected.
For new residential builds purchased after 1 July 2027, investors can choose between the old 50% discount or the new indexation rules at time of sale — whichever is more favourable. This flexibility does not apply to established properties or shares.
No. Super funds use a separate CGT framework (15% rate, one-third discount for assets held 12+ months). The 2027 changes apply to individual investors, not super funds.
Not necessarily. Gains up to 1 July 2027 are fully protected under the old 50% discount, so there is no urgency to sell early. Whether you pay more under the new rules depends on your return rate, inflation, and marginal rate — use this calculator to compare. Always consult a qualified tax professional before making significant investment decisions.
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