CGT calculator QLD

Sellers ask for the Queensland CGT rate. There isn't one, because the tax is not charged at a rate of its own. The gain is reduced first, then the remainder is taxed as income in your federal return.

The discount needs a hold past 12 full months, counted with the acquisition day and the sale day both outside the count, and it has sat at 50% since 21 September 1999. Losses from other disposals are subtracted before it applies, so the discount never touches a net loss.

What is left after the discount fills the brackets your other income has not reached. That is why the same gain can cost two sellers two different amounts: two neighbours selling identical units at the same price can land on different tax.

Sell inside the window and the whole gain rides your marginal rate instead, undiscounted. The date of the sale contract is therefore the single most expensive line to get wrong.

You buy a unit in Kangaroo Point on 12 September 2019 for $380,000 plus $9,000 of purchase costs, and you put $6,000 into capital improvements over the years. You sign the sale contract on 4 September 2026 at $543,000, with $18,000 of selling costs.

The cost base is $395,000 and the net proceeds are $525,000, a capital gain of $130,000. Held just under seven years, the unit clears the 12-month test many times over, the discount removes $65,000, and the net capital gain is $65,000.

Here the net gain reaches across a bracket edge. On other income of $90,000, $45,000 of the gain fills what is left of the 30% bracket, and $20,000 lands in the 37% bracket. With the Medicare levy on top, the tax on the gain is $22,200, of which $1,300 is levy.

Transfer duty on the purchase and land tax on the holding are Queensland state taxes, charged under state law on state thresholds. They sit outside the federal return this calculator runs, and no figure for either appears on this page.

The capital gain itself never varies by state. The Kangaroo Point unit above and a house in Carlton with the same numbers would return the same tax, bracket for bracket.

Live in the unit for the whole of the ownership and the main residence exemption removes the gain; the calculator carries the switch. The example above was never a home, so nothing was removed.

• The hold decides the discount: past 12 full months, with both end days out of the count.
• Your other income decides which brackets the net gain fills, and a large one spills over the edge into the next.
• The cost base decides the starting point: purchase costs and improvements raise it, selling costs come off the proceeds.
• The sale contract date fixes the income year the gain lands in, and with it the brackets in play.