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Tax Law - CGT calculation (Part 1) - Capital gains and the general discount

Date: January 12, 2012

Authors: Jonathan Lim B.A., LL.B. (Hons)

The CGT regime, brought in in 1985, was intended to bring capital amounts, which otherwise be exempt from income tax, into the taxpayer’s assessable income.

Calculating net capital gain

Under the CGT provisions, the assessable income of a taxpayer includes any net capital gain for the relevant income year.

Net capital gain is the total of all capital gains made during that income year reduced by any capital losses made during that income year.

Calculating capital gains

A capital gain or loss is calculated when a CGT event (such as disposal) happens to a CGT asset (such as land).

There are three methods to calculate capital gains, which are:

  • standard method;
  • general discount method; and
  • indexation method.

While the ATO normally allows a taxpayer to choose among the methods to work out the amount to determine capital gains, a taxpayer will be obliged to use the standard method if the property was acquired and sold within 12 months.

The choice of methods does not have to be made explicitly known. Rather, the manner in which the taxpayer prepares the tax return is sufficient evidence of the choice being made.

Standard method

To calculate capital gains using the standard method, simply subtract the cost base of the relevant CGT asset, from the capital proceeds derived in respect of the CGT event. Any amount left over is the capital gain.

If the capital proceeds from the CGT event are exceeded by the reduced cost base of the CGT asset, then there is a capital loss.

Cost base is essentially the costs of acquisition and ownership of the CGT asset, while reduced cost base is a slightly lesser version of the same thing.

Capital proceeds are amounts received by the taxpayer in respect of the CGT event.

For example, a taxpayer may acquire a property for a cost base of $75,000 and sell it for capital proceeds of $100,000. The capital gain is $25,000.

General discount method

The discount method is a way for certain types of entity to reduce their capital gains. The entities eligible for the discount include individuals, trusts and some superannuation and life insurance entities.

Individuals get 50% discount percentage, while superannuation funds and some life insurance companies get 33 1/3%.

For the discount method to apply, all capital losses including losses from previous years, must be applied on the capital gains the taxpayer has earned in that income year which will then be reduced by the discount percentage.

The taxpayer must be able to satisfy a number of eligibility requirements for this method:

  • the taxpayer must be an individual, trust or a superannuation entity or a life insurance company (applicable in limited circumstances);

  • the indexation method must not have been used to calculate the amount of capital gains;

  • the CGT event must be of a certain type (including disposal);

  • the CGT event must have happened after 21 September 1999; and

  • the taxpayer must have had 12 months of ownership of the asset before the CGT event happened.

(The next part of this article looks at the CGT discount in more detail.)

Conclusion

If you have concerns about CGT calculation, call LAC Lawyers and we can provide advice and assistance.

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