From 1 July 2027, the 50% CGT discount is replaced by a CPI-indexed cost base with a 30% minimum tax. Adjust the details below and click any year on the chart to see how your after-tax proceeds change depending on when you sell.
Asset details
Optional — rebases projections from today
Applied from today's value onwards
Used for post-2027 cost base indexation
Net after-tax proceeds by sale year
Projecting at 6% p.a. from cost base of $500,000 — hybrid rules after 1 Jul 2027 (amber zone)
Tap a dot to see the full breakdown below
Breakdown — sell in
Projected sale value
$796,924
Cost base (purchase price)
$500,000
Total gross gain
$296,924
50% CGT discount (held 8 yrs)
−$148,462
Taxable gain
$148,462
Tax at marginal rate
−$44,539
Net proceeds after tax
$752,385
Results by sale year
| Year | Sale value | Gross gain | Tax | Net proceeds | Rules |
|---|---|---|---|---|---|
| 2024 | $709k | $209k | −$31k | $678k | Current |
| 2025 | $752k | $252k | −$38k | $714k | Current |
| 2026 | $797k | $297k | −$45k | $752k | Current |
| 2027reform | $845k | $345k | −$52k | $793k | Hybrid |
| 2028 | $895k | $395k | −$61k | $835k | Hybrid |
| 2029 | $949k | $449k | −$70k | $879k | Hybrid |
| 2030 | $1.0M | $506k | −$81k | $925k | Hybrid |
| 2031 | $1.1M | $566k | −$92k | $975k | Hybrid |
| 2032 | $1.1M | $630k | −$104k | $1.0M | Hybrid |
| 2033 | $1.2M | $698k | −$117k | $1.1M | Hybrid |
| 2034 | $1.3M | $770k | −$132k | $1.1M | Hybrid |
| 2035 | $1.3M | $846k | −$147k | $1.2M | Hybrid |
| 2036 | $1.4M | $927k | −$163k | $1.3M | Hybrid |
| 2037 | $1.5M | $1.0M | −$181k | $1.3M | Hybrid |
| 2038 | $1.6M | $1.1M | −$200k | $1.4M | Hybrid |
| 2039 | $1.7M | $1.2M | −$221k | $1.5M | Hybrid |
| 2040 | $1.8M | $1.3M | −$243k | $1.6M | Hybrid |
| 2041 | $1.9M | $1.4M | −$267k | $1.6M | Hybrid |
| 2042 | $2.0M | $1.5M | −$292k | $1.7M | Hybrid |
Click any row to see the full tax breakdown above. A double border marks the point where CGT rules change.
Key changes from 1 July 2027 (draft)
What changes on 1 July 2027?
The flat 50% CGT discount is replaced by a CPI-indexed cost base — you only pay tax on the "real" gain above inflation. But a 30% minimum tax applies to these gains regardless of your marginal rate (income support recipients are exempt).
I already own shares or property — does this affect me when I sell after 2027?
Yes, under a hybrid arrangement. The gain you made up to 1 July 2027 still gets the 50% discount. Only gains accruing after that date are subject to CPI indexation and the 30% minimum. The chart above shows this split automatically based on the growth rate you enter.
Is it always better to sell before July 2027?
Not necessarily. For high-growth assets, the 50% discount typically beats CPI indexation — meaning the post-reform tax on your post-2027 gains can be higher. But for assets with modest growth held over many years, CPI indexation may remove more of the taxable gain. Your chart shows the real trade-off for your specific numbers.
What is the 30% minimum tax?
Post-2027 gains are taxed at the higher of your marginal rate or 30%. So even someone in the 16% bracket pays at least 30% on post-reform gains. Income support recipients (Age Pensioners, etc.) are exempt from this floor.
Is this law yet?
2026–27 Federal Budget announcement — draft legislation, not yet passed Parliament. The government has signalled a 1 July 2027 start date. Details may still change. Consult a registered tax agent for personalised advice.
Model CGT across your full portfolio
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