Capital Gains Tax

Capital gains tax (CGT) in Australia is a tax levied on the profit made from the sale of assets. It was introduced in 1985 and is a part of the broader income tax system rather than a separate tax. Here is an in-depth explanation (This is not financial advice and you should always seek advice from a qualified tax expert):

  1. What is Capital Gain?

A capital gain arises when you sell an asset for more than its purchase price. Conversely, a capital loss occurs if you sell the asset for less than its purchase price.

  1. Taxable Assets

Most assets acquired after 20 September 1985 are subject to CGT, including:

  • Real estate
  • Shares
  • Cryptocurrency
  • Collectibles
  • Foreign assets

Some assets are exempt from CGT, such as:

  • The family home (main residence)
  • Personal use assets (e.g., furniture)
  • Cars
  • Compensation or damages for personal injury
  1. Calculation of Capital Gain

To calculate your capital gain, you subtract the cost base of the asset from the capital proceeds. The cost base includes:

  • Purchase price
  • Incidental costs (e.g., legal fees, stamp duty)
  • Ownership costs (e.g., interest on loans, maintenance)
  • Costs to increase or preserve the value of the asset
  • Selling costs
  1. Capital Gains Tax Discount

Individuals, trusts, and superannuation funds may be eligible for a discount on capital gains. The discount is applied to assets held for more than 12 months:

  • Individuals and trusts: 50% discount
  • Superannuation funds: 33.33% discount
  1. Indexation Method

For assets acquired before 21 September 1999, individuals can choose to index the cost base for inflation up to September 1999 instead of using the CGT discount.

  1. CGT Events

A CGT event occurs when there is a change in ownership of an asset. Common CGT events include:

  • Selling an asset
  • Transferring an asset
  • Ending an asset (e.g., destruction, loss)
  • Receiving a capital return
  1. Net Capital Gain/Loss

At the end of the financial year, you calculate your total capital gains and capital losses. Capital losses can be used to offset capital gains, but not other income. If capital losses exceed capital gains, you can carry the losses forward to future years.

  1. Reporting and Payment

CGT is reported in your income tax return for the year in which the CGT event occurred. The net capital gain is added to your assessable income and taxed at your marginal tax rate.

  1. CGT for Foreign Residents

Foreign residents are only subject to CGT on Australian taxable property, including:

  • Real property (land and buildings)
  • Mining, quarrying, and prospecting rights
  • Indirect Australian real property interests (e.g., shares in a land-rich company)
  1. Exemptions and Concessions

Several exemptions and concessions may apply:

  • Small business CGT concessions for eligible small businesses
  • The main residence exemption for your family home
  • The 50% active asset reduction for small businesses
  • The retirement exemption, allowing you to disregard up to $500,000 of capital gains on business assets
  • The 15-year exemption for small business owners aged 55 or over
  1. Special Considerations
  • Inheritance: Generally, if you inherit an asset, you are not liable for CGT until you dispose of the asset.
  • Divorce: Transferring assets between spouses as part of a divorce settlement can have CGT implications.
  • Non-residents: Changes in residency status can trigger a deemed disposal of assets, potentially leading to CGT liability.


Understanding CGT in Australia is crucial for effective tax planning and compliance. It involves various rules, calculations, and exemptions, and it’s advisable to seek professional advice to navigate the complexities of CGT.

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