Free tool

2026-27 Budget CGT impact calculator

The proposed Federal Budget 2026-27 changes (announced 12 May 2026; CGT changes effective 1 July 2027) replace the 50% capital-gains-tax discount with two things: the cost base is indexed for inflation so only the real gain is taxed, and a minimum 30% effective tax rate applies to capital gains. Assets held across 1 July 2027 split the gain at that date — the discount on the part up to the asset's value at 1 July 2027, indexation + the 30% minimum on the part after. New residential builds keep negative gearing and the choice of either method; established properties held now are grandfathered. Plug in a property (or shares) below — any purchase/sale year from 2000 to 2045 — to see roughly what you'd pay under today's rules vs the proposed model.

Not yet law — this is a Budget proposal, and the detail can change before legislation. Indicative estimate only; we're a data tool, not a tax adviser — talk to a registered tax agent. Sources: budget.gov.au — Negative Gearing & CGT Reform fact sheet · Pitcher Partners briefing.

Asset

Purchase price

Purchased

Buying + selling costs + capital improvements (optional)

Sale price

Sold

Your marginal income-tax rate (in the year you sell)Assumed inflation (per year, for the indexation period from 1 Jul 2027)

% / yr

I received an income-support payment (Age Pension, JobSeeker, etc.) in the financial year I sell — exempt from the 30% minimumQualifying affordable-housing investment (60% discount, retained)

Pick an asset, enter a purchase price + month/year and a sale price + month/year, and your marginal rate. You can model dates well before 2026 and after 2027 — the calculator works out which rules apply.

Indicative numbers only — not tax or financial advice.

SuburbGenome.ai is a data analysis tool, not a tax or financial adviser — this shows the numbers so you can do your own due diligence; talk to a registered tax agent before relying on anything here. It's based on the proposed Federal Budget 2026-27 negative-gearing & CGT changes (announced 7:30pm AEST 12 May 2026; CGT changes effective 1 July 2027) — not yet law, and the detail (the CPI indexation method, the ATO's 1-Jul-2027 value formula, the transitional rules) can change before legislation. It uses a simplified cost base (purchase price + the costs you enter), the ATO's published compound-growth apportionment for any 1-Jul-2027 reset, and your assumed inflation rate for the indexation period. It ignores other things that affect a real CGT calc — prior depreciation / building write-off claimed (which reduces the cost base), CGT events other than a sale, the Medicare levy, prior-year capital losses, available tax offsets that can reduce the 30% minimum, partial main-residence exemption, and your full income-tax position. The CGT changes apply to individuals, partnerships and most trusts — widely-held trusts (e.g. most managed investment trusts) and super funds (incl. SMSFs) are excluded; the main-residence exemption, the four small-business CGT concessions, and the 60% affordable-housing discount are unchanged. Negative-gearing changes apply to residential property only (commercial property and shares are unaffected). Source: budget.gov.au — "Negative Gearing and Capital Gains Tax Reform" fact sheet.

Working out which suburb to buy next?

SuburbGenome.ai pattern-matches any suburb against historical winners and scores it against an investor framework — Australia, India and Dubai.

Start free See how it works