Updated for the May 2026 reform
Capital Gains Tax Calculator QLD
CGT is federal - Queensland sellers face the same enacted 2026 rules as the southern states: the gain splits at 1 July 2027, the earlier slice keeps the 50% discount, later gains use CPI indexation plus a 30% minimum tax. The Queensland part is the cost base: on a $750,000 purchase this page starts you with $26,775 of QRO investor transfer duty inside it, trimming the taxable gain at sale.
- Rates verified
- 2026-08-03
- Reform
- Split at 1 Jul 2027
- Classes
- All three
The sale
= sold in FY ending 2036
CGT payable - Established (post-reform)
CPI indexation*$39,970
- Capital gain (proceeds − adjusted cost base)
- $293,125
- Taxable gain after discount/indexation/exemption
- $99,191
- Net proceeds after CGT
- $1,032,530
The same sale under each regime
Grandfathered
$39,970
CPI indexation
Established (post-reform)
$39,970
CPI indexation
New build
$62,234
50% discount
If CPI runs low or high - the 2-3% band
CPI 2%/yr
$59,664
+$19,694 vs assumed
CPI 2.5%/yr - assumed
$39,970
the headline figure
CPI 3%/yr
$20,642
−$19,327 vs assumed
The enacted law indexes the reset cost base by actual CPI, which no one can know in advance. Higher inflation indexes the cost base harder and lowers the taxed gain; lower inflation does the opposite. The band shown is the RBA inflation target the 2.5%/yr assumption is the midpoint of (source).
The QLD costs inside this estimate
- Investor transfer duty at $750,000
- $26,775
- Conveyancing (default)
- $2,000
- Building and pest (default)
- $600
- Selling costs (default 2.5% of sale)
- $27,500
Queensland investor duty (no home concession) is not deductible while you hold - it joins the cost base and comes off the gain at sale. Auto-estimated from the QRO transfer duty scale at the purchase price; override with your contract figures.
CGT is the last chapter of a deal. The full audit runs it against everything that came before - acquisition costs, cash flow and the quarantined loss pool it absorbs.
Deal Auditor - in build, not yet available
*The enacted law indexes cost bases by actual CPI; future CPI is unknowable, so this calculator assumes a 2.5%/yr CPI proxy (the middle of the RBA target band). The 1 Jul 2027 split defaults to a constant-growth interpolation unless you enter a valuation. Confirm the mechanics with your accountant (source). General information only.
CGT in Queensland: federal tax, QLD numbers
Queensland is where this site's portfolio thinking started, and the national CGT calculator already defaults to QRO duty - this page makes the Queensland framing explicit for Queensland searches. CGT itself is federal: the enacted 2026 rules tax a Cairns duplex and a Carlton flat identically. The Queensland layer is the cost base and the hold: investor transfer duty from the QRO scale joins the cost base (there is no home concession without living there), land tax arrives once aggregated land value clears $600,000 and is deducted against rent along the way, and the state's growth corridors are exactly where the reform's new-build carve-out is most usable.
The engine is the same audited one behind the national page. The gain splits at the 1 July 2027 deemed sale - the earlier slice banked at 50% discount treatment, later gains CPI-indexed with the 30% minimum tax - and only first-owner new builds keep the discount for the later slice, which matters in a state where so much investor stock is bought off the plan. For established purchases contracted after 12 May 2026, the quarantined loss pool that negative gearing no longer refunds is applied here at sale. Sun, growth and the deemed-sale split: the order of operations is all visible in the results panel above.
The QLD stamp duty calculator prices the duty this page adds to your cost base on the way in. While you hold, QLD land tax starts above the $600,000 individual threshold - deductible against rent each year, never part of the cost base, and the growth that pushes you over the threshold is the same growth this page taxes at sale. And if the property was ever your home first, the QLD first home buyer calculator shows the concessions that may have applied if you lived there first - those years feed the main residence exemption and the 6-year absence rule in this calculator. The national CGT calculator is this same engine without the QLD defaults, and the negative gearing calculator projects the quarantined loss pool this page applies at sale.
Frequently asked questions
How is capital gains tax calculated on an investment property in Queensland?
Under the same federal rules as every state. Sale proceeds after selling costs, minus the cost base: purchase price plus buying costs such as QRO transfer duty ($26,775 at the investor rate on a $750,000 purchase) and legals, less any Division 43 capital works claimed. The enacted 2026 reform splits the gain at 1 July 2027 - the earlier slice keeps the 50% discount, later gains use CPI indexation plus a 30% minimum tax - and the taxable amount is added to your income at your marginal rate.
Is CGT different in Queensland?
No - CGT is federal and identical everywhere. What is Queensland about a Queensland sale is the wrapper: QRO duty in the cost base (the investor scale, since the home concession requires living there), land tax above the $600,000 individual threshold as a deductible holding cost, and the interplay between the first home concessions and the main residence exemption if the property was ever your home.
Does the QLD home concession affect CGT when I sell?
Not directly - but the history behind it does. The home and first home concessions require the property to have been your principal place of residence, and those same years of occupation drive the CGT main residence exemption and the 6-year absence rule. A property bought with the home concession, lived in, then rented out can have a large slice of its gain exempt - enter the years lived in first and this calculator apportions it.
Does QLD land tax reduce the capital gain?
No. Queensland land tax - payable once your aggregated taxable land value passes the $600,000 individual threshold - is deductible against rental income each year, so it never enters the cost base. For established-class purchases contracted after 12 May 2026, land tax that deepens a rental loss feeds the quarantined pool instead, and this calculator applies that pool against the gain at sale, banked slice first.
What did the May 2026 reform change for Queensland sellers?
For gains accruing from 1 July 2027, the 50% discount is replaced by CPI indexation plus a 30% minimum tax - for every owner, grandfathered included. The gain to 1 July 2027 is banked under the old discount rules via a deemed sale that day. First-owner new builds - including the house-and-land builds Queensland approves in volume - keep the 50% discount for later gains, with a per-sale option to elect indexation instead. The calculator uses a labelled 2.5% a year CPI proxy.