Capital gains tax on personal residence
Primary Residence CGT Calculator
Estimate CGT when selling your home, including partial exemptions for mixed use or absence periods.
Property details
E.g. 80% if rented 20% of ownership period.
Main residence exemption is complex. This calculator uses a simplified exemption percentage. The 6-year absence rule and partial exemptions need individual assessment. Confirm with the ATO.
Primary Residence CGT Calculator Australia
Selling a home can have different CGT treatment depending on how the property was used and the circumstances surrounding its sale. Where a property is used as a residence, an exemption may be available if the relevant requirements are met.
CGT When Selling Your Home
Capital gains tax can apply to real estate when a capital gain is made. However, certain properties used as a residence may receive different CGT treatment from other assets.
The circumstances in which the property was used can be important when determining the applicable CGT treatment.
Main Residence and CGT
If you live in a property as your residence, an exemption may be available where the relevant requirements are satisfied.
The calculator allows you to indicate whether the property was your main residence when entering the property details.
Property Costs and Capital Gain
The capital gain is generally worked out by comparing the capital proceeds from the property with its relevant cost base.
Eligible costs connected with acquiring, improving, owning or selling the property may be relevant when working out the cost base.
Capital Gain = Selling Price − Purchase Price − Allowable Expenses
The calculator includes purchase price, buying costs, selling costs and capital improvements when estimating the potential capital gain.
Holding the Property for 12 Months or More
The ownership period can affect the CGT calculation. An eligible asset held for more than 12 months may qualify for the 50% CGT discount if the relevant requirements are satisfied.
For individuals and trusts, a 50% CGT discount may be available on eligible assets.
Prior Capital Losses
Capital losses may also affect the calculation. If you have a capital loss from another asset or a previous year, you may be able to subtract it from a capital gain, subject to the applicable rules.
Enter any prior capital losses into the calculator to include them in the estimate.
How to Use the Primary Residence CGT Calculator
Enter your annual taxable income and select the relevant income year.
Then enter the property's purchase price, sale price, buying costs, selling costs and capital improvements.
Select whether the property was held for 12 months or more and indicate whether it was your main residence.
If applicable, enter any prior capital losses. Once the required information has been entered, the calculator can provide an estimate based on the information supplied.