30/09/2026
Capital Gains: What They Are and How They Work 💹📈
Selling shares, property or other valuable assets? Understanding capital gains helps you plan ahead and avoid tax surprises. Here's what every Australian investor should know. 💡
What is a capital gain? 🤔
A capital gain is the profit you make when you sell an asset for more than it cost you. In Australia there's no separate CGT. The net gain is added to your assessable income for the financial year.
What triggers a CGT event? ⚡
• Selling shares, ETFs, crypto or property 📈🏡
• Gifting or transferring an asset 🎁
• An asset being lost or destroyed 🔥
• Some business or trust events 🤝
You're only taxed when a CGT event happens, not while the value rises on paper.
How it's calculated 📝
Capital Gain = Capital Proceeds – Cost Base
Your cost base includes what you paid, plus costs like stamp duty, legal fees, agent fees and brokerage.
Keep your records!
How gains are taxed (2026-27 resident rates) 💼
Your net gain is added to your income and taxed at your marginal rate, plus the 2% Medicare levy.
• $0 – $18,200: nil
• $18,201 – $45,000: 15%
• $45,001 – $135,000: 30%
• $135,001 – $190,000: 37%
• Over $190,000: 45%
Who gets the discount? 🏛️
• Individuals: 50% discount
• Complying super funds: one-third discount
• Companies: no discount
Common exemptions ✅
• Your main residence 🏠
• Personal use assets worth $10,000 or less
• Collectables worth $500 or less 🎨
• Your car 🚗
• Small business CGT concessions for eligible businesses 🤝
Special rules to watch ⚠️
• Foreign residents can't claim the main residence exemption
• Renting out your home can partly reduce the exemption
• Inherited assets have their own special rules
🚨 Big change coming on 1 July 2027
The 50% discount is being replaced by cost base indexation (only the gain above inflation is taxed) plus a 30% minimum tax for resident individuals. Gains that build up before that date keep the 50% discount.
The main home exemption stays. 📅
Offset gains with capital losses 📉
• Capital losses can only offset capital gains
• Unused losses carry forward to future years
Hold for the long term ⏳
• Holding for over 12 months qualifies you for the discount (under current rules)
Time your sale 📆
• Selling in a lower-income year can reduce the tax on your gain
• Consider which financial year the sale falls in
Keep great records 🗂️
• Every cost that adds to your cost base reduces your gain
Talk to your accountant first 🏦
• Super contributions, ownership structure and timing can all affect your tax outcome
Bottom Line 💡
Capital gains are unavoidable, but with planning you can manage their impact. Whether you're a seasoned investor or planning a major asset sale, understanding these rules helps you keep more of your profits. ✨
Thinking of selling an asset? Speak with the team at Profacc Public Accountants in Joondalup before you sign the contract. 📞 08 9300 9665
This is general information only and does not take your personal circumstances into account. Tax laws change, so get advice specific to you.