If you’re thinking about selling your rental property, one of the most important things to prepare for is Capital Gains Tax (CGT). 

Many property investors underestimate how significant CGT can be—but with the proper planning and advice, you can manage your tax position effectively and avoid surprises at tax time.

When CGT Applies

A CGT event occurs as soon as you sign the contract of sale, not at settlement. This means the timing of your sale determines the financial year in which your gain or loss is reported. If you’re considering selling close to the end of the financial year, the contract date could impact your taxable income.

Calculating Your Gain or Loss

Your capital gain (or loss) is the difference between your sale proceeds and the cost base of your property. The cost base isn’t just the purchase price—it also includes things like legal fees, stamp duty, agent’s commissions, and capital improvements. On the other hand, you’ll need to reduce this figure by any depreciation or capital works deductions you’ve already claimed over the years.

For example, if you bought a property for $750,000, spent $30,000 on acquisition costs and $6,000 on improvements, but claimed $40,000 in deductions, your adjusted cost base would be $746,000. If you then sold the property for $900,000, your capital gain would be $154,000.

The CGT Discount

If you’ve owned the property for more than 12 months, you may be entitled to the 50% CGT discount as an individual. This can halve the amount of your gain that’s included in your taxable income—making timing an important part of your tax planning.

What If You Lived There Before?

If the property was once your main residence, you may qualify for a full or partial exemption. For example, if you lived in the property before renting it out, or if you only rented out part of it, you could reduce the taxable portion of your gain. This is where accurate records and dates become critical.

Other Key Considerations

• Co-ownership: If the property is jointly owned, each owner reports their share of the gain or loss. 
• Pre-CGT properties: If you bought before 20 September 1985, the property may be exempt—but improvements made after this date could still trigger CGT. 
• Losses: If you sell at a loss, you can’t claim it against regular income, but you can carry it forward to offset future capital gains.
  

Why Advice Matters

The way you calculate your gain, apply exemptions, and time your sale can make a big difference to your final tax bill. Small errors—like forgetting to adjust for depreciation claims—can be costly if the ATO reviews your return.

Don’t wait until after the sale to work this out. If you’re planning to sell, let’s review your figures in advance. Together, we can model the potential tax outcome, explore whether exemptions or discounts apply, and make sure you’re in the best possible position before signing the contract.

Get in touch before listing your property, so you can sell with confidence, knowing exactly where you stand on Capital Gains Tax.