South Australia

CGT Calculator SA
South Australia

Selling an investment property in Adelaide or anywhere else in South Australia? CGT Calculator SA offers most accurate results.

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CGT Calculator SA 2025-26
CGT Calculator SA
Includes SA stamp duty (9-bracket system) in your cost base. Adelaide property. ATO-aligned.
🔴 SA: Stamp duty auto-estimated using SA’s nine-bracket system. Override with your actual RevenueSA settlement figure.
Your SA CGT Estimate
✓ 50% CGT Discount Applied ✓ SA Stamp 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: SA 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.
South Australia

Capital Gains Tax on Property & Investments

South Australia has one of the more complex stamp duty systems in the country nine brackets rather than the five used by most other states. On a $600,000 Adelaide investment property in Norwood, Unley, or Prospect, SA stamp duty is approximately $26,830. That’s mid-range nationally, and every dollar adds to your cost base.

Adelaide’s property market has delivered consistent, measured growth over the past decade and investors who bought 5–10 years ago are now facing their first meaningful CGT events. The same federal CGT rules apply in South Australia as everywhere else. The 50% discount applies if you’ve held for 12+ months, and the CGT Calculator SA above handles SA’s nine-bracket duty automatically.

Capital gains tax is a federal tax there is no separate South Australian CGT. RevenueSA administers stamp duty, land tax, and payroll tax, but not CGT. Your capital gain is assessed by the ATO and reported through your annual income tax return, using the same rules as every other state.

💡 Key SA Rule: South Australia’s nine-bracket stamp duty system makes manual calculation complex but our calculator handles it precisely. RevenueSA is the state authority. For your tax return, always use the actual duty figure from your settlement statement rather than an estimate. Try out the CGT Calculator SA above.

Calculating CGT

How to calculate CGT on CGT Calculator SA

Here’s the guide on CGT Calculator SA

These images shows CGT Calculator SA.

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SA Transfer Duty Rates

South Australia Transfer Duty Rates

Property Value

Rate on Excess

Duty on $600k

Duty on $900k

Duty on $1.5m

$0 – $12,000

1.0%

$12,001 – $30,000

2.0%

$30,001 – $50,000

3.0%

~$26,830

~$35,330

~$49,830

$100,001 – $200,000

4.0%

Over $300,000

5.5%

Have a look on official ATO site.

South Australia

Frequently Asked Questions CGT in SA

No. Capital gains tax is a federal tax administered by the ATO the same rules and rates apply in South Australia as in every other Australian state. RevenueSA administers stamp duty and land tax, but not CGT. Your capital gain is reported to the ATO through your annual income tax return. The SA government does not receive any portion of CGT.

Yes indirectly. SA stamp duty paid when purchasing an investment property is a second element cost base item under s110-25(2) ITAA 1997. It is not deductible as a rental expense but it reduces your capital gain when you sell. SA’s nine-bracket system means the exact duty varies significantly by purchase price. Our calculator computes this precisely across all nine brackets.

Using our worked example as a guide: a $520,000 Norwood property purchased in 2018, sold for $780,000 in 2025, with typical SA costs and $80,000 other income, produces approximately $113,000 in taxable gain after the 50% discount and around $37,000–$38,000 in CGT at a 32.5% marginal rate. Your result depends on your specific figures and income. Use the calculator above for a personalised estimate.

No. SA land tax is an annual state tax administered by RevenueSA on the site value of investment properties above the taxable threshold. It is separate from federal CGT and does not form part of your CGT cost base. Land tax paid during the holding period is deductible against rental income each year but it doesn’t reduce your capital gain when you eventually sell.