# Calculating and paying capital gains tax

Posted in Money basics

Calculating capital gains tax doesn’t have to be daunting. Below is a guide for when you might have to pay it.

## How much capital gains tax will I pay?

Companies will pay 30% tax on their capital gains (the current company tax rate). For individuals the rate will be your income tax rate for that year.

If you’ve acquired a capital gains tax (CGT) asset after 21 September 1999 and held it for over 12 months before selling it, you should be able to obtain a 50% discount on the capital gain.  If you sell an asset less than 12 months after buying it you don’t get the 50% discount and should pay tax on the full capital gain.

For example, if you sell an investment property that you’ve owned for over 12 months and you make a \$200,000 capital gain, you’ll pay tax on 50% – \$100,000.  This gain will be added to your taxable income and increase the tax that you pay.

If you acquired a CGT asset before 21 September 1999 and held it for over 12 months and then sell it, you may choose to use the indexation method instead of the CGT discount to determine how much capital you have to pay.  The indexation method applies a multiplier prescribed by the tax law to account for inflation on the cost base of your CGT asset.

If you make a capital loss you can deduct that from other capital gains you make from other sources. If however, you do not have other capital gains in that income year to apply your capital loss, you can carry the capital loss to later income years to reduce your future CGT.

## When do I have to pay capital gains tax?

Generally, CGT is not a separate tax.  The net capital gains forms part of your assessable income in the year the CGT event occurred and is payable as part of your income tax assessment for the relevant income year.

## When don’t I have to pay capital gains tax?

You should not pay CGT if you made a net capital loss for the income year.  There are also certain assets and events which are exempt from CGT. Some examples include:

• selling the principal home, your personal car or motorbike, or
• selling an asset you acquired before capital gains tax was introduced on 20 September 1985.

## How do I calculate it?

There are several ways to calculate your CGT – you can find more detailed information on the ATO website.

However as an example when you have sold an asset:

• Take the selling price of the asset
• Subtract the original cost of the asset and any associated expenses such as legal fees and stamp duty

The amount remaining is your net capital gain (or loss).

## Keep good records!

Because assets are often long term you’ll need good records relating to acquisition, maintenance and improvements. This will help when finally working out the amount that is subject to Capital Gains Tax.
Some records to keep include:

• interest paid on related borrowings
• receipts of purchase
• records of expenses like legal fees, stamp duty etc
• receipts covering land taxes, insurance bills, rates etc
• receipts for repairs, maintenance and improvements
• any market valuations
• receipts for shares brokerage

Tags: Investing , Tax

### 38 Responses to Calculating and paying capital gains tax

1. You can use this tool to calculate capital gains tax in Australia, the ATO site is not much use in explaining the cost axe

http://itunes.com/apps/Capitalgainstaxaustralia

2. Dwayne says:

I have been offed 310000 on my house where the the house and land cost me 340000 and I have not owned it for one year. Do I have to pay capital gains or does this be class as a capital gain loss.

3. NAB says:

Hi Dwayne, it’s best to contact the ATO in regards to your enquiry. Otherwise if you need further info feel free to drop a line to social.media@nab.com.au, thanks ^JP

4. Ken says:

I am a new resident having recently settled in Australia from Singapore. I still have my house in Singapore under my name which my family members (my wife and children) are living in at present. If I were to sell off the house, would it attract CGT in Australia? Can it still be considered as residential home for tax purpose? Thanks.

• NAB says:

5. Ken says:

Thank you for your response. I will get in touch with ATLO. Ken

6. Alex says:

Hello, I recently went through a relationship breakdown and financial separation from my ex-wife. As a result of the financial split, I received a block of land that we owned outright for 13 years but had to transfer \$90K from another mortgage. I paid \$89K for the land in 2000 and its now valued at \$400K. Is there any exemption for CGT if I sell this land to buy a house of a similar value, as I’ve received this land from our separation split? Thank you. Regards Alex.

• NAB says:

Hi Alex, best to check with the ATO – if you need further help, please do not hesitate to email me at social.media@nab.com.au ^LB

• Nicky says:

I’m not to sure how this website helps anyone. Every thing I have read just refers them to the ato!

• NAB says:

Appreciate your feedback Nicky. It’s very limited information that we can provide here. As such, for specific enquiries, we recommend customers to go to the ATO to get specialized information ^SM

7. Bruce McGrath says:

hello. i need some information about CGT. i currently don’t work an am looking at starting binary trading. i understand that the capital gains tax is based on your income tax rate but if i don’t have an income tax rate what will my CGT rate be

• NAB says:

Hi Bruce,

your accountant or tax agent would be the most qualified to provide you with guidance on this issue.

Or you can contact the ATO on 13 28 61 ^SN

8. Sper26 says:

hey could you help us with a rough estimate onCGT???
bought an investment house in NSW in 1998 for \$215K and looking at selling for approx \$500K.
what would be the CGT i would be up for??? would appreciate a rough estimate.

• NAB says:

Hi Sper26,

You’ll need to contact the ATO regarding your enquiry; their contact details can be found here ^SN

9. gerry says:

• NAB says:

Hi Gerry,

We direct customer enquiries to the ATO because we want to make sure they receive complete and accurate responses regarding their CGT enquiries ^SN

10. Craig says:

Would you recommend that I contact the Ato?

• NAB says:

Depends Craig, what question do you have? I’m keen to see if I might be able to help ^LB

11. John says:

Thanks for this info! Exactly what I was looking for.

• NAB says:

No worries, John! ^LB

12. Mike says:

I had capital gain. When I added it to my business taxable income of the same year, I got negative business taxable income. Can I leave the capital gain for later year to off set capital loss, leaving bigger business loss for later year to off set business profit? Thanks.

• NAB says:

Hi Mike,

you’ll need to speak to either an accountant or the ATO for advice regarding your enquiry

13. Margot says:

I have no taxable income except for a capital gain. Does the tax free threshold of \$18200 apply to the calculation of my capital gains tax?

• NAB says:

Hi Margot, it’d be best to speak to a specialist on 13 22 65 from 8am-7pm Mon-Fri, or 9am-6pm on weekends (AEST/AEDT). If you’re overseas, the number to call is +61 3 8641 9083 ^DH

14. Anton says:

Hi, I understand shares held for 1 year and over recieve a 50% CGT discount. Are there any further discounts if the share is held for 2/3/4/5 years etc? Thanks in advance!

• NAB says:

Hi Anton,

You’ll need to speak to an Accountant /Tax Agent for assistance with your enquiry ^SN

15. Grant says:

This is why I don’t bank with NAB – Cant get a straight answer. Why not just add a disclaimer and try answering the questions otherwise don’t bother having this site. Its not helpful

16. Paulo says:

Hi,
We’ve recently sold our property which initially was our residents, however due to financial reasons became an investment property for several years. The property was purchased October 2008 & sold August 2015. Our main drive to sell was due to an offer well above the market value. We have 2 questions which have been on our minds, how much capital gains is applicable & secondly how long do we have to pay off the tax as we’d like to use the funds to purchase a residents property.
Regards
Paulo

• NAB says:

Hi Paulo, it’s best to speak to the ATO as they’ll be able to help you further ^BH

17. robert says:

Hi.
I am curious to know if I buy a property then renovate it, and sell it after 12 months has passed, can I roll that into another property without tax ?

• NAB says:

Hi Robert, regretfully, we can’t answer this one for you – you will be required to refer to your Accountant or to the ATO ^DK

18. Jim says:

Maybe there simply shouldn’t be a forum attached to this article if the only answer is a referral to the ato?

19. Grant says:

Absolutely right Jim. Save the nab administrators time and take it off our fees and charges. I can’t believe we pay for this rubbish. Its obviously not the NAB field so why have a forum on it. You would think by posting a 4 billion dollar profit or more that they could employ someone with some knowledge.

20. Fred says:

Hi, I had a Capital Loss but I been advised that I would have to add to the Loss, all the Capital Works Deductions that I claimed over the years. If I am required to do this I would have made a Capital Gain even though the property was sold at a loss. Is this correct? can anybody please advise.

• NAB says:

Thanks for your question Fred, you would need to speak to your accountant or the ATO to get some advice on this one ^TC

21. Brett says:

What information can you comment on so the good ppl reading know what questions you can answer!

• NAB says:

Hi Brett, we can help with any questions relating to our banking products or services, but with specific information relating to tax, it’s best to contact the ATO ^BH

22. Dee says:

What is the point of having this Site if you get no answers at all! The whole point of using the Web is so that we receive answers rather quickly even if u state the answer in general terms (and mention this) so we get some sort of idea of what is involved.