CGT calculator (property flips)
Indicative capital gains tax on a flip held in an individual's name. Apply the 50% individual discount where the hold qualifies. Not tax advice — confirm with your accountant.
Inputs
Cost-base additions per ATO
Estimate
Capital gain
$70,000
Taxable portion
Full gain (held under 12 months)
$70,000
Estimated CGT payable
$24,850
Effective CGT rate
35.5%
Indicative only. Excludes Medicare levy, low-income offsets, super contributions, GST margin scheme on developments, and trust / company structures. Confirm with your accountant before relying on these numbers for a specific deal.
Run this on a real property?
FlipPro AI runs every calculator on this site against a real listing in seconds — including comp data, council zoning and reno scope. Open in the FlipPro app →
Is CGT or income tax payable on a flip?
It depends on intent. If the ATO views your flip as a profit-making undertaking (i.e. you bought specifically to renovate and resell), the gain is treated as ordinary income — not capital gain — and the 50% discount doesn't apply. If the property was held for income or capital growth and only sold later, CGT and the discount typically apply.
The 50% individual discount
CGT assets held by an individual or trust for more than 12 months are eligible for a 50% discount on the taxable gain. For a flip held over 12 months, this is significant — it halves the amount added to your taxable income.
What this calculator does
Estimates marginal tax on the discounted gain using 2025-26 ATO resident rates. Doesn't include Medicare levy, low-income offsets, super contributions, GST margin scheme, or trust / company structures. Useful as a directional figure; for the exchange-day decision, use your accountant.