Updated for the May 2026 reform
Capital Gains Tax Calculator TAS
CGT is federal - Tasmanian sellers face the same enacted 2026 rules as the mainland: 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 Tasmanian layer is the cost base: on a $650,000 purchase this page starts you with $24,623 of SRO transfer duty inside it, coming straight off 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*$31,425
- Capital gain (proceeds − adjusted cost base)
- $249,028
- Taxable gain after discount/indexation/exemption
- $81,010
- Net proceeds after CGT
- $894,825
The same sale under each regime
Grandfathered
$31,425
CPI indexation
Established (post-reform)
$31,425
CPI indexation
New build
$51,871
50% discount
If CPI runs low or high - the 2-3% band
CPI 2%/yr
$48,487
+$17,062 vs assumed
CPI 2.5%/yr - assumed
$31,425
the headline figure
CPI 3%/yr
$15,822
−$15,602 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 TAS costs inside this estimate
- Investor transfer duty at $650,000
- $24,623
- Conveyancing (default)
- $2,000
- Building and pest (default)
- $600
- Selling costs (default 2.5% of sale)
- $23,750
Tasmanian duty runs one scale for every buyer - the FHB exemption ended for settlements after 30 June 2026 - and none of it is deductible while you hold, so it all joins the cost base. Auto-estimated from the SRO 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 Tasmania: federal tax, TAS numbers
Tasmania's market story - the long Hobart boom, the quiet years since - is exactly the kind of history the enacted 2026 rules now slice by date. The 1 July 2027 deemed sale banks the gain accrued to that day under the old 50% discount treatment, and taxes what accrues after it on a CPI-indexed cost base with a 30% minimum tax. A long Tasmanian hold bought before the boom carries most of its gain on the banked, discounted side of that line for years to come. CGT is federal; what is Tasmanian here is the cost base, and this page starts it with SRO duty at your purchase price - one scale for every buyer now the first home duty exemption has lapsed.
The engine is the audited national one with Tasmanian defaults. Along the hold, land tax - assessed on General Land from just $125,000, the lowest threshold in the country - was deductible against rent and plays no part at sale, though for established purchases contracted after 12 May 2026 the losses it deepened feed the quarantined pool this page applies against the gain, banked slice first. The regime comparison above prices the same sale as grandfathered, established and new build - the three classes the reform created - side by side.
The TAS stamp duty calculator prices the duty this page adds to your cost base on the way in. While you hold, TAS land tax starts at just $125,000 of assessed land value - the lowest dollar entry point of any state - deductible against rent each year and never part of the cost base. And if the property was ever your home first, the TAS first home buyer calculator prices what relief remains after the duty exemption lapsed - and if you lived there first, those years feed the main residence exemption and the 6-year absence rule here. The national CGT calculator is this same engine without the TAS 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 Tasmania?
Under federal rules, identical in every state. Sale proceeds after selling costs, minus the cost base: purchase price plus buying costs including SRO transfer duty ($24,623 on a $650,000 purchase) and legals, less 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 Tasmania?
No - CGT is federal. The Tasmanian layer is the wrapper: SRO duty joins the cost base on one scale for every buyer, land tax starts at just $125,000 of assessed General Land value - so almost every Tasmanian investment property pays some - and it is a deductible holding cost that never touches the cost base. Hobart's strong 2016-2022 run also means many Tasmanian holds carry large gains banked on the discounted side of the 1 July 2027 split.
The TAS first home duty exemption ended - does that change CGT?
Not the tax itself, but it changes the history that CGT cares about. The duty exemption for established homes ended for settlements after 30 June 2026, so recent first home buyers paid full duty - which now sits in their cost base, reducing any future gain if the home later becomes a rental. Years lived in first still drive the main residence exemption and the 6-year absence rule, which this calculator apportions.
Does Tasmanian land tax reduce the capital gain?
No. Land tax on Tasmanian General Land - assessed from just $125,000, the lowest entry point in the country, with the property classified at 1 July each year - is deductible against rental income annually, 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, which this calculator applies against the gain at sale.
What did the May 2026 reform change for Tasmanian 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 or not. The law deems every asset sold and re-acquired at 1 July 2027, banking the earlier gain under the old discount rules - significant in Tasmania, where long holds through the 2016-2022 boom carry big pre-2027 gains. First-owner new builds keep the discount for later gains, with a per-sale option to elect indexation. This calculator uses a labelled 2.5% a year CPI proxy.