New South Wales

CGT Calculator VIC (Victoria)

Selling an investment property in Melbourne, Geelong, or anywhere else in Victoria? CGT Calculator VIC provides most accurate values.

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CGT Calculator VIC 2025-26

CGT Calculator VIC

Includes Victorian land transfer duty — Australia’s highest — in your cost base. ATO-aligned. No signup.

🟣 VIC: Land transfer duty auto-estimated using general investor rates. Victoria has Australia’s highest duty. Override with your actual SRO Victoria settlement figure.

Sale Price ($) — total received

Purchase Price ($) — original price paid

VIC Land Transfer Duty ($) — auto-estimated

Other Acquisition Costs ($) — legal, conveyancing

Capital Improvements ($) — renovations added to base

Selling Costs ($) — agent fees, legal

Holding Period

Capital Losses ($) — current year or carried forward

Annual Taxable Income ($) — determines your marginal rate

Your VIC CGT Estimate

✓ 50% CGT Discount Applied ✓ VIC Land 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: VIC 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

—

Effective Rate

—

⚠️ Estimate only — not tax advice. Duty estimate is indicative; use your actual settlement statement amount.

Victoria

Capital Gains Tax on Property & Investments

Victoria consistently has Australia’s highest land transfer duty making the cost base calculation particularly important for Melbourne investors. On a $900,000 investment property in St Kilda, Richmond, or Doncaster, Victorian land transfer duty can run to $50,000 or more. Every dollar of that duty adds directly to your cost base and reduces your eventual CGT bill.

Like every other state, Victoria has no separate CGT(CGT Calculator VIC), the same ATO federal rules apply. Capital gains are added to your income and taxed at your marginal rate. If you’ve owned the property for more than 12 months, the 50% CGT discount applies(in CGT Calculator VIC apply CGT discount automatically ). The calculator below estimates your Victorian land transfer duty and includes it in your cost base automatically.

💡 VIC Fast Fact: Victoria charges land transfer duty at up to 6.5% for properties over $960,000. A $1.2m investment property in Melbourne attracts roughly $65,000+ in duty one of the most significant cost base items for Victorian investors.

Calculating CGT

How to calculate CGT on CGT Calculator VIC

Here’s the guide on CGT Calculator VIC

These images shows How to use CGT Calculator VIC.

VIC Transfer Duty Rates

Victorian Land Transfer Duty Rates

Property Value	Rate on Excess	Duty on $600k	Duty on $900k	Duty on $1.5m
$0 – $25,000	1.4%
$25,001 – $130,000	2.4%
$130,001 – $960,000	6.0%	~$31,070	~$49,370	~$65,370
$960,001 – $2,000,000	6.5% (PPR) / 6.5%
Above $2,000,000	6.5%

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.

📍 Worked Example — Richmond Investment Property, Melbourne

Purchase price (2017)	$780,000
Victorian land transfer duty	$41,770
Legal & conveyancing costs	$2,800
Renovation costs (bathroom)	$22,000
Total cost base	$846,570
Sale price (2025)	$1,200,000
Agent commission (2.2%)	−$26,400
Gross capital gain	$327,030
50% CGT discount (held 8 years)	−$163,515
Taxable capital gain	$163,515
Tax at 37% + 2% Medicare (income $110k)	~$63,771
Net proceeds after CGT	~$1,109,829

You can check latest information from official ATO resource.

VIC CGT Questions

Frequently Asked Questions

No. Capital gains tax is a federal tax with the same rules and rates in every Australian state and territory. What differs is Victorian land transfer duty which at up to 6.5% is the highest in Australia. Because duty is included in your cost base, Victorian investors typically have a higher cost base than interstate investors buying at the same price, which slightly reduces their CGT on sale.

Yes. Land transfer duty (stamp duty) paid on acquiring a Victorian investment property is a cost base item under s110-25 of the ITAA 1997. It is not immediately tax-deductible as a rental expense but it forms part of the cost base and reduces your capital gain when you sell. Make sure to keep your settlement statement showing the duty paid, as the ATO may request records on audit.

It depends on your purchase price, your sale price, how long you’ve held it, and your other income in the year of sale. As a rough guide: on a Melbourne investment property bought for $780,000 and sold for $1,200,000 after 8 years (with typical costs), the taxable CGT gain after the 50% discount is around $163,000. At a 37% marginal rate plus Medicare Levy, CGT would be approximately $63,000–$65,000. The worked example above and the calculator give you a personalised estimate.