New South Wales

CGT Calculator
NSW (New South Wales)

Selling an investment property in Sydney, Parramatta, or anywhere else in New South Wales? Calculate you CGT using CGT Calculator
NSW.

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CGT Calculator NSW
CGT Calculator NSW
Includes automatic NSW transfer duty estimate in your cost base. ATO-aligned latest rates. No signup required.
🔵 NSW: Transfer duty is auto-estimated from your purchase price and added to your cost base. Override with the actual amount from your settlement statement.
Your NSW CGT Estimate
✓ 50% CGT Discount Applied ✓ NSW Transfer Duty in Cost Base
Gross Capital Gain
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Taxable Gain
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Estimated CGT Payable
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Includes 2% Medicare levy · 2025–26 ATO rates
Step-by-Step Breakdown
Sale Price—
Less: Selling Costs—
Net Sale Proceeds—
Less: Purchase Price—
Less: NSW Stamp Duty—
Less: Acquisition Costs—
Less: Capital Improvements—
Less: Capital Losses—
Gross Capital Gain—
50% CGT Discount—
Taxable Capital Gain—
Tax at Marginal Rate—
Medicare Levy (2%)—
Total CGT Payable—
Net After CGT
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Effective Rate
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⚠️ Estimate only — not tax advice. Duty estimate is indicative; use your actual settlement statement amount.
New South Wales

Capital Gains Tax on Property & Investments

Capital gains tax isn’t a separate NSW tax, it’s a federal tax calculated by the ATO using the same rules in every state. What does vary is the NSW transfer duty (stamp duty) you paid when you bought the property. That duty is added to your cost base, which directly reduces your taxable gain.

On a $900,000 Sydney investment property, NSW transfer duty is roughly $35,000–$40,000. Including that in your cost base can reduce a $200,000 gross gain to around $160,000 before the 50% discount saving you thousands in CGT. The CGT Calculator NSW does this automatically.

💡 NSW Fast Fact: NSW transfer duty is added to your cost base under s110-25 ITAA 1997. It is not immediately tax-deductible but it reduces your CGT when you eventually sell. The calculator below auto-estimates your NSW duty and adds it to your cost base.

You can also check official resource from ATO.

Calculating CGT

How to calculate CGT on CGT Calculator
NSW

Here’s the guide on CGT Calculator NSW

These images shows How to use CGT Calculator NSW Accurately

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NSW Transfer Duty Rates

New South Wales Transfer Duty Rates

Property Value

Rate on Excess

Duty on $600k

Duty on $900k

Duty on $1.5m

$0 – $16,000

$1.25 per $100

$16,001 – $35,000

$1.50 per $100

$35,001 – $93,000

$1.75 per $100

~$21,412

~$35,835

~$72,232

$93,001 – $351,000

$3.50 per $100

$351,001 – $1,168,000

$4.50 per $100

Above $1,168,000

$5.50 per $100

Example: You earn $120,000 a year (32.5% bracket). You sell an investment property you’ve owned for 7 years with a $200,000 capital gain. After the 50% discount you have $100,000 taxable. CGT = $100,000 × 32.5% = $32,500, plus $2,000 Medicare = $34,500 total CGT. Your take-home: $700,000 sale minus $34,500 = $665,500. Or give a shot to CGT Calculator NSW

📍 Worked Example Parramatta Investment Property

Purchase price (2018)

$680,000

NSW transfer duty (cost base)

$26,292

Legal & conveyancing costs

$2,500

Capital improvements (kitchen)

$18,000

Total cost base

$726,792

Sale price (2025)

$1,050,000

Less selling costs (agent 2%)

−$21,000

Gross capital gain

$302,208

50% CGT discount (held 7 years)

−$151,104

Taxable capital gain

$151,104

Tax at 37% + 2% Medicare (income $120k)

~$58,930

Net proceeds after CGT

~$970,070

NSW CGT Questions

Frequently Asked Questions CGT in NSW

No. Capital gains tax is a federal tax administered by the ATO the same rules and rates apply in every Australian state and territory, including NSW. There is no separate “NSW CGT.” What does differ is NSW transfer duty (stamp duty), which varies by purchase price and is added to your cost base when you sell. You can use general CGT Calculator instead of CGT Calculator NSW.

Yes! indirectly. Transfer duty paid when you purchased the property is added to your cost base under s110-25 ITAA 1997. A higher cost base means a lower capital gain when you sell. On a $900,000 Sydney property, NSW duty of around $35,835 in your cost base could reduce your taxable gain by approximately $8,959 after the 50% discount (at a 37% + 2% tax rate). Not huge but worth including every dollar you’re entitled to. CGT Calculator NSW fetch out stamp duty automatically.

There’s no single rate. CGT is added to your other taxable income and taxed at your marginal rate which ranges from 0% to 45%, plus the 2% Medicare Levy. If you held the property for more than 12 months, the 50% CGT discount halves your taxable gain first. So on the same $200,000 gain, someone earning $80,000 a year effectively pays around 16.25% on the full gain, while someone earning $200,000 effectively pays about 23.5%. CGT Calculator NSW aligned with latest ATO rules.

You can’t avoid it entirely, but you can legally reduce it. Hold the property for at least 12 months for the 50% discount (CGT Calculator NSW do it automatically). Include all allowable cost base items transfer duty, legal fees, conveyancing, capital improvements, and selling costs. Apply any available capital losses from other assets. If the property was your main residence at some point, a partial exemption may apply. Timing the sale in a year where your income is lower can also reduce the effective rate.