Capital Gains Tax Calculator
What you keep after selling at a gain.
Capital Gains Tax Calculator
Gain = Proceeds − Selling costs − Basis; Tax = max(0, Gain) × inclusion % × tax rate
Calculated instantly
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What This Calculator Does
The Capital Gains Tax Calculator works out the gain on a sale, the portion that is actually taxable, the tax due, and what you keep after tax. It uses an inclusion rate and a tax rate rather than a country-specific table, so it adapts to systems that tax all of a gain and to those that tax only a fraction.
How It Works
Start with proceeds and subtract selling costs and the cost basis. The result is the capital gain. Many systems then include only a percentage of that gain in taxable income, and tax it at the taxpayer’s rate. Multiplying the gain by the inclusion rate and then by the tax rate gives the tax. Net proceeds are what remains after selling costs and tax.
Example
Sell for 800,000 with a 500,000 basis and 30,000 of selling costs: the gain is 270,000. At a 40% inclusion rate, 108,000 is taxable. At a 41% tax rate that is 44,280 of tax, leaving 725,720 of net proceeds and an effective 16.4% rate on the gain.
Formula
Gain = Proceeds − Selling costs − Cost basisTaxable = max(0, Gain) × inclusion rateTax = Taxable × tax rate; Net = Proceeds − Selling costs − TaxReading the Results
Capital gain
Proceeds minus selling costs and basis. A negative figure is a capital loss, which may offset other gains but does not generate a refund on its own.
Net proceeds after tax
Cash left after paying selling costs and capital gains tax. It is not the same as profit, because the original basis is still embedded in it.
Effective rate on the gain
Tax divided by the raw gain. With a 40% inclusion rate and a 41% marginal rate, the effective rate is 16.4%, not 41%.
Sources and References
SARS — Capital Gains Tax
40% inclusion rate for individuals (effective 2024/25)
Inclusion rates and annual exclusions change with legislation; confirm the current year before filing.
IRS Publication 523 — Selling Your Home
Basis, improvements, and selling expenses
Defines what increases basis and which selling costs reduce the amount realised.
OECD — Taxation of Capital Gains
Countries differ on inclusion and rates
Some tax the full gain at a flat rate; others include a share in ordinary income.
References identify the method or data behind this calculator. Where a standard or tariff changes, the current edition applies, and the assumptions stated above take precedence over a remembered figure.
Frequently Asked Questions
What is an inclusion rate?
The share of a capital gain that counts as taxable income. South Africa, for example, includes 40% of an individual’s gain, so only that portion is taxed at the marginal rate. Set it to 100% for systems that tax the whole gain.
Do selling costs reduce the gain?
Usually yes. Agent commission, legal fees, and advertising costs are commonly deducted from proceeds before calculating the gain. Rules vary, so check which costs your tax authority allows.
What counts as cost basis?
The purchase price plus capital improvements that add lasting value, such as an extension or a new roof. Routine repairs and maintenance are usually expensed, not added to basis.
Can I use this for shares or crypto?
Yes, if you enter total proceeds and total cost basis. It does not handle multiple lots with different holding periods, wash-sale rules, or losses carried forward, so it is an estimate for a single disposal.