CGT Reform Planner 2027 (Australia) – Tax on Your Property Sale Under the New Rules vs the 50% Discount, for Each Owner (Excel + Web App)

See how much tax you'd pay on selling an Australian investment property under the capital gains tax rules that start on 1 July 2027, and how that compares with the old 50% discount. You get the answer for each owner, for your planned sale date and for every sale year to 2037.

Enter the purchase date and price, the costs, your expected sale, and each owner's share and income. The planner shows:

• The split at 1 July 2027. Growth up to 1 July 2027 keeps the 50% discount. Growth after it is indexed for inflation (CPI). You can enter a market valuation at 1 July 2027 or use our estimate. The Government's "apportionment method" isn't law yet, and the planner labels its estimate as illustrative.
• The 30% minimum tax top-up on the real gain after 1 July 2027, worked out the way the Act's method statement describes it. Owners on income support that year are exempt.
• Tax for each owner, for any ownership split (70/30, 50/50 and so on). It uses resident rates for the year of the sale contract, including the legislated 14% rate from 2027-28, the low income tax offset and the Medicare levy.
• The old-rules comparison for the same sale, so you can see the change.
• New builds: picks the cheaper of the 50% discount and the new rules for each owner.
• The negative gearing limit for established homes acquired from 7.30 pm on 12 May 2026. Rental losses from 2027-28 are held back and used against the gain on sale.
• Pre-CGT property (bought before 20 September 1985): growth to 1 July 2027 stays exempt.
• A Sale-Year Planner and two scenarios side by side, for example keep vs sell, or an established home vs a new build.

New in v1.3 (24 October 2026), free for existing buyers: download again from your original link.

• Every rule was re-checked against the ATO, the Treasury Laws Amendment (Tax Reform No. 1) Act 2026 (No. 49) and the Budget explainer.
• Indexation now applies once you've owned the property 12 months, counted from your purchase date (as the ATO explains), including 2027-28 sales.
• The low income tax offset and the Medicare levy reduction for low incomes are now included.
• New Checks and Notes & Sources tabs.

Includes:

• the Excel workbook (Home, Dashboard, Guide, Inputs, Results, Sale-Year Planner, Engine, Rules & Rates, Checks, Notes & Sources), with example figures filled in;
• an interactive web version that runs in your browser;
• a PDF with a link to make your own Google Sheets copy (that edition is based on v1.2).

Built and checked by a CPA. Every formula tested against a separate calculation.

Designed by Plain Numbers Co with the help of AI tools. Listing images are designed previews of the actual file.

30-DAY MONEY-BACK GUARANTEE: if it doesn't work for your situation, message us within 30 days. We'll fix it, or refund you in full if you'd rather. This is in addition to your rights under the Australian Consumer Law, which are not excluded.

General information only, not tax or financial advice. This planner does not consider your objectives, financial situation or needs. Check the results with a registered tax agent before you act.