OneTaskBy Tim King · Updated
Capital Gains Calculator
Profit on Sale of an Asset, After Tax, With Annualised Return
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How the Capital Gains Calculator works
This capital gains calculator works out the gain when you sell shares, property or another asset. Enter what you paid and what you sold for, with the costs on each side, plus the tax rate that applies to you, to see the gain, the tax at that rate, the after-tax gain and the yearly return.
Capital gains calculator formula
The gain is the net sale proceeds minus the full cost of buying. The capital gains calculator uses:
Gain = (sale price − selling costs) − (purchase price + purchase costs)
Tax = gain × your rate ÷ 100
The annualised return is (net proceeds ÷ total cost)^(1 ÷ years) − 1. The calculator does not know any country's rules, allowances or discounts, so the tax rate is yours to enter.
Worked example: a property sale
Buy for 200,000 with 5,000 of costs and sell for 320,000 with 10,000 of costs after 6 years. The gain is 105,000. At a 20% rate the tax is 21,000, leaving 84,000 after tax, and the annualised return before tax is 5.89%.
Worked example: a share sale
Buy shares for 5,000 plus a 20 fee and sell for 7,500 less a 20 fee. The gain is 2,460, a 49% return on the 5,020 cost. The table shows how many percent a year a given total gain works out at over different holding periods.
Capital gains reference table
The annualised return for total gains from 10% to 900%, held for 1, 3, 5 and 10 years.
| Gain on cost | 1 year | 3 years | 5 years | 10 years |
|---|---|---|---|---|
| 10% | 10.00% | 3.23% | 1.92% | 0.96% |
| 20% | 20.00% | 6.27% | 3.71% | 1.84% |
| 25% | 25.00% | 7.72% | 4.56% | 2.26% |
| 30% | 30.00% | 9.14% | 5.39% | 2.66% |
| 40% | 40.00% | 11.87% | 6.96% | 3.42% |
| 50% | 50.00% | 14.47% | 8.45% | 4.14% |
| 60% | 60.00% | 16.96% | 9.86% | 4.81% |
| 75% | 75.00% | 20.51% | 11.84% | 5.76% |
| 80% | 80.00% | 21.64% | 12.47% | 6.05% |
| 100% | 100.00% | 25.99% | 14.87% | 7.18% |
| 120% | 120.00% | 30.06% | 17.08% | 8.20% |
| 150% | 150.00% | 35.72% | 20.11% | 9.60% |
| 175% | 175.00% | 40.10% | 22.42% | 10.65% |
| 200% | 200.00% | 44.22% | 24.57% | 11.61% |
| 250% | 250.00% | 51.83% | 28.47% | 13.35% |
| 300% | 300.00% | 58.74% | 31.95% | 14.87% |
| 400% | 400.00% | 71.00% | 37.97% | 17.46% |
| 500% | 500.00% | 81.71% | 43.10% | 19.62% |
| 600% | 600.00% | 91.29% | 47.58% | 21.48% |
| 800% | 800.00% | 108.01% | 55.18% | 24.57% |
| 900% | 900.00% | 115.44% | 58.49% | 25.89% |
Quick answers
- Costs of buying and selling reduce the gain.
- A 100% gain over 10 years is 7.18% a year.
- Enter 0 as the tax rate to see the gain before any tax.
- A negative gain is a capital loss.
- Improvement costs on property usually count as purchase costs.
FAQ
Which tax rate should I enter?
Enter the rate that applies to your gain under your own country's rules, after any allowance, discount or exemption you are entitled to. If you are unsure, check with your tax authority or an adviser; this calculator applies whatever you enter.
What counts as a cost?
Purchase costs usually include fees, legal costs and taxes paid on buying, plus the cost of lasting improvements. Selling costs include agent and legal fees and dealing charges. Everyday running costs usually do not count.
Why is my annualised return lower than the total gain divided by years?
Annualised return compounds, so each year's growth builds on the last. Dividing the total gain by the years ignores that and overstates the yearly rate, especially over long holding periods.
Can I use this for a loss?
Yes. If the sale proceeds are below the total cost, the gain is negative and the calculator shows a loss. Many tax systems let losses offset gains, but the rules vary, so no tax is applied to a loss here.
See also: all Investing tools, Pay, Bills, Property, Debt, Saving.
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