Capital Gains Tax Calculator (South Africa) 2026/2027
Work out the capital gains tax you will pay on selling a property, shares or crypto. 2026/2027 SARS rules, 40% inclusion, exclusions, taxed at your real marginal rate.
Capital gains tax estimate
Capital Gains Tax Calculator
Work out the capital gains tax you will pay when you sell a property, shares or other asset, using the 2026/27 SARS rules. Only 40% of your gain is taxed, at your own income tax rate.
Capital gains tax works the same way on any of these. The asset type only decides whether the primary residence exclusion below can apply.
The full selling price you received, the proceeds. For shares or crypto, the total value when you sold or disposed of them.
The price you paid when you bought it, the base cost. For an asset you owned before 1 October 2001 the base cost rules are more involved, see the note below.
Permanent improvements that added value, a new roof, an extra room, a built-in solar system. Not repairs, rates or normal upkeep. This is added to your base cost, so it lowers the gain.
Transfer duty, conveyancing, estate agent commission, and brokerage on shares. These count towards your base cost, so they reduce the taxable gain.
The home you actually lived in as your main residence. The first R3 000 000 of the gain on a primary residence is excluded. This applies to a natural person, on land up to two hectares, and is reduced for any period the home was rented out or used mainly for business.
Your expected taxable income for the year, a year, before this gain, mainly your salary after retirement deductions. Capital gains tax is not a flat rate, the taxable part of your gain is stacked on top of this income and taxed at the rate that then applies, so a higher income means a higher rate on the gain.
From age 65 you get a larger tax rebate. It rarely changes the tax on a sizeable gain, but it is included for accuracy.
This is the year the owner died
In the year a person dies, SARS treats their assets as sold at market value, and the annual exclusion is raised from R50 000 to R440 000. Tick this if you are working out capital gains tax for a deceased estate.
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Work out your capital gains tax in South Africa
When you sell an asset for more than it cost you, whether a property, shares, a unit trust or cryptocurrency, the profit is a capital gain, and part of it is taxed. This free capital gains tax calculator for South Africa works out exactly how much CGT you will pay for the 2026/2027 tax year, using the official SARS rules. Put in what you sold the asset for and what it cost you, tick whether it was your primary home, add your income for the year, and it shows your capital gain, the taxable portion, and the tax you owe, with a full breakdown.
The single most important thing to understand is that capital gains tax is not a separate flat tax of 40 percent. Only 40 percent of your gain is included in your income, and that included amount is then taxed at your normal income tax rate. So the effective rate on the whole gain is much lower than 40 percent, and for an individual it can never exceed 18 percent. Because the taxable slice is stacked on top of your other income, your own income matters, which is why this calculator asks for it rather than assuming the top rate the way many simpler tools do.
Two exclusions do most of the work in bringing the bill down. Every individual gets an annual exclusion of R50,000, so small gains pay nothing. And if you are selling the home you actually lived in, the first R3,000,000 of the gain is excluded, an amount raised from R2,000,000 in the 2026 Budget, which means most ordinary home sales attract no capital gains tax at all.
South Africa capital gains tax rates and exclusions for 2026/27
These are the SARS capital gains tax figures for the 2026/2027 tax year, from 1 March 2026 to 28 February 2027.
| What it is | 2026/2027 |
|---|---|
| Inclusion rate, individuals and special trusts | 40% of the net capital gain |
| Inclusion rate, companies | 80% of the net capital gain |
| Inclusion rate, other trusts | 80% of the net capital gain |
| Maximum effective rate, individuals | 18% (40% inclusion at the 45% top income tax rate) |
| Annual exclusion, individuals | R50 000 a year |
| Annual exclusion, year of death | R440 000 |
| Primary residence exclusion | R3 000 000 of the gain |
| Small business exclusion, age 55 and over | R2.7 million (market value up to R15m, conditions apply) |
A worked example
Say you sell an investment flat, not your home, that you bought for R1,400,000 and sold for R2,500,000, and you earn R500,000 a year. Your capital gain is R1,100,000. You have no primary residence exclusion because it was not your main home, so only the R50,000 annual exclusion comes off, leaving a net capital gain of R1,050,000. Forty percent of that, R420,000, is your taxable capital gain. Added to your R500,000 income it is taxed at your marginal rate, working out to about R157,000 of capital gains tax, an effective rate of roughly 14 percent of the whole gain. Had it been your primary residence, the R3,000,000 exclusion would have wiped the gain out entirely and you would owe nothing.
Capital gains tax on property in South Africa
Property is where capital gains tax bites most, and where the biggest relief lives. If you are selling the home you actually live in, your primary residence, the first R3,000,000 of the gain is excluded, so most ordinary home sales attract no CGT at all. A second home, a holiday house, a buy to let or any investment or rental property does not get that exclusion, only the R50,000 annual one, so the gain is largely taxable. Whatever the property, build up the base cost fully: the purchase price, the transfer duty and conveyancing you paid to buy, the estate agent commission to sell, and any permanent improvements. Each rand of base cost is a rand less gain. If you are buying again, the transfer duty and bond cost calculator and the buy to let calculator pick up where this one leaves off.
Capital gains tax on shares and unit trusts
Selling shares, exchange traded funds or unit trusts for more than you paid is a capital gain, taxed on the same 40 percent inclusion basis, with your R50,000 annual exclusion but no primary residence exclusion. Your base cost is what you paid plus the brokerage on both the buy and the sell. Two things worth knowing. Inside a tax free savings account there is no capital gains tax at all, which is exactly why it is worth using. And if you trade very actively, in and out over short periods, SARS may treat your profits as ordinary income taxed in full at up to 45 percent, rather than as capital gains at the gentler inclusion rate.
Capital gains tax on crypto in South Africa
SARS treats cryptocurrency as an intangible asset, not a currency, and has confirmed it is taxed under the existing rules. If you hold crypto as a long term investment, selling it for rands, swapping one coin for another, or spending it are all disposals that trigger capital gains tax, with the same 40 percent inclusion and R50,000 annual exclusion. But if you are an active trader, or you earn crypto from mining, staking or as payment, that is revenue and is taxed in full as normal income at up to 45 percent, not as a capital gain. SARS looks at your intention, how long you held the coins and how often you traded to decide which applies. Simply buying crypto, or moving it between your own wallets, is not a taxable event.
Capital gains tax on common gains (2026/2027)
This table shows the capital gains tax an individual earning about R500,000 a year would pay on some common capital gains for the 2026/2027 tax year, after the R50,000 annual exclusion, with no primary residence exclusion. Notice how the effective rate stays well below 40 percent, because only 40 percent of the gain is taxed. Tap any gain to open it in the calculator and add your own income, base cost and exclusions for an exact figure.
| Capital gain | Capital gains tax | Effective rate |
|---|---|---|
| R100 000 | R6 200 | 6.2% |
| R250 000 | R27 290 | 10.9% |
| R500 000 | R63 290 | 12.7% |
| R1 000 000 | R140 816 | 14.1% |
| R2 000 000 | R304 676 | 15.2% |
| R5 000 000 | R820 732 | 16.4% |
Figures assume a single asset sold by an individual under 65 earning R500,000 a year, after the R50,000 annual exclusion and no primary residence exclusion. Your own capital gains tax will differ with your income, base cost and any exclusions, so use the calculator above for your exact figure.
Frequently asked questions
How much capital gains tax will I pay in South Africa?
It depends on the size of your gain and your income. Capital gains tax is not a separate flat tax, it is part of your normal income tax. First you work out the gain, the selling price less what the asset cost you including improvements and buying and selling costs. Then the exclusions come off, and only 40 percent of what is left is added to your taxable income and taxed at your marginal rate. Because only 40 percent is taxed, the effective rate on the whole gain is well below 40 percent, and for an individual it can never be more than 18 percent. Enter your figures in the calculator above for your exact amount.
What is the capital gains tax rate in South Africa in 2026?
For an individual, 40 percent of your net capital gain is included in your taxable income for the 2026/2027 tax year, and that included amount is taxed at your normal income tax rate. Since the highest income tax rate is 45 percent, the most an individual can pay is an effective 18 percent of the gain, and usually it is much less. Companies include 80 percent of the gain and trusts other than special trusts include 80 percent.
Do I pay capital gains tax when I sell my house?
Often not, thanks to the primary residence exclusion. If the home was your main residence, the first R3,000,000 of the gain is excluded for the 2026/2027 tax year, up from R2,000,000 previously. So on a home you bought for R1,400,000 and sold for R2,500,000, the whole R1,100,000 gain falls inside the exclusion and you pay no capital gains tax. The exclusion is for a natural person, on land up to two hectares used mainly for domestic purposes, and it is reduced for any period you rented the home out or used it mainly for business. A second property, a holiday home or a buy to let is fully in the net. Tick the primary residence box in the calculator to apply it.
How is capital gains tax calculated?
Start with the proceeds, what you sold the asset for. Subtract the base cost, what you paid plus the cost of improvements and the buying and selling costs like transfer duty, conveyancing and agent commission. That gives the capital gain. Take off the primary residence exclusion if it applies, then the annual exclusion of R50,000. What is left is your net capital gain, and 40 percent of it is your taxable capital gain. That taxable amount is added on top of your other income for the year and taxed at the rate that then applies. The calculator shows every one of these steps.
What is the annual capital gains exclusion?
Every individual gets an annual exclusion of R50,000 for the 2026/2027 tax year, raised from R40,000. It is the amount of net capital gain you can make in a year before any capital gains tax applies, so small gains often pay nothing. In the year a person dies the exclusion is increased to R440,000. The annual exclusion is used once a year across all your gains and losses combined, not once per asset.
Do I pay capital gains tax on shares, unit trusts or crypto?
Yes, if you are an investor holding them as capital assets. Selling shares, unit trusts or cryptocurrency for more than they cost you is a capital gain, and the same 40 percent inclusion and R50,000 annual exclusion apply, but there is no primary residence exclusion. Two cautions. Inside a tax free savings account there is no capital gains tax at all. And if you trade very actively or frequently, SARS may treat your profits as ordinary income, which is taxed in full rather than at the 40 percent inclusion rate.
How much capital gains tax do I pay on a second or investment property?
A second home, a holiday house or a buy to let does not get the primary residence exclusion, so the whole gain is in the net apart from your R50,000 annual exclusion. Say you bought a rental flat for R1,200,000, spent R80,000 on transfer and bond costs, and sold it for R2,000,000 after R100,000 of agent commission. Your base cost is R1,280,000 and your proceeds after selling costs are R1,900,000, so the gain is R620,000. Take off the R50,000 annual exclusion and 40 percent of the remaining R570,000, which is R228,000, is added to your income and taxed at your marginal rate. On a middle income that is roughly R70,000 to R80,000 of capital gains tax. Enter your own figures above for the exact amount, and make sure the base cost includes every buying and selling cost, because each one lowers the gain.
Is cryptocurrency taxed as capital gains or income in South Africa?
It depends on how you use it. SARS treats crypto as an intangible asset and taxes it under the existing rules. If you hold it as a long term investment, a disposal, selling for rands, swapping coins or spending it, is a capital gain, taxed on the 40 percent inclusion basis with your R50,000 annual exclusion. If you trade actively, or you earn crypto from mining, staking, airdrops or as payment for work, that is revenue and is taxed in full as ordinary income at up to 45 percent. SARS weighs your intention, how long you held the asset and how often you traded. Buying crypto or moving it between your own wallets is not taxable. Use this calculator for the capital gains case, and see the income tax on the trading case with our income tax calculator.
Can I reduce my capital gains tax?
Legitimately, yes. Make sure your base cost is complete, it includes the original price, permanent improvements, and the transfer, legal and agent costs on both the buy and the sell, all of which lower the gain. Use your R50,000 annual exclusion, and if you have a large gain, spreading disposals across more than one tax year uses the exclusion more than once. Realising an asset standing at a loss in the same year sets that loss off against your gain. Assets between spouses transfer with no capital gains tax. For a home, the primary residence exclusion is the big one. For a business owner over 55, the small business exclusion of R2.7 million may apply.
What happens if I make a capital loss?
If you sell for less than the base cost you have a capital loss. You cannot set a capital loss off against your salary or other normal income, only against capital gains. If you have no other gains this year, the loss is assessed and carried forward, so it reduces capital gains tax on a future disposal. Keep the records. The calculator flags a loss and shows the amount that would carry forward.
Is capital gains tax a separate tax from income tax?
No. There is no separate capital gains tax return or separate rate. The taxable part of your gain, the 40 percent that is included, is simply added to your taxable income for the year and taxed along with everything else at your normal rates. That is why your income matters, a gain that lands while you are in the 26 percent band is taxed more gently than the same gain while you are in the 45 percent band.
When and how do I pay capital gains tax?
You declare the disposal in your income tax return for the year in which you sold the asset, and the capital gains tax forms part of your assessment. If you are a provisional taxpayer, a large gain may need to be taken into account in your provisional tax payments during the year to avoid interest. The calculator gives you the figure to plan for, but it is an estimate, not a filing, always confirm with SARS or a tax practitioner for a big disposal.
Is this an official SARS calculator?
No, it is a free independent tool that uses the official SARS 2026/2027 capital gains tax rules, the 40 percent inclusion rate, the R50,000 annual exclusion, the R3,000,000 primary residence exclusion and the income tax tables, to give you a reliable estimate. It is general information, not tax advice. It assumes you are a South African tax resident selling one asset, and it does not model assets held before 1 October 2001, foreign assets, or gains inside a company or trust. For your official assessment, always check with SARS or a registered tax practitioner.
This calculator gives estimates using the 2026/2027 SARS capital gains tax rules, the 40 percent inclusion rate for individuals, the R50,000 annual exclusion, the R3,000,000 primary residence exclusion and the income tax tables. It is general information and not tax advice. It assumes you are a South African tax resident selling one asset in the year, and it does not model assets held before 1 October 2001, foreign assets and exchange rates, more than one disposal, an existing assessed loss, or gains inside a company or trust. Confirm your own position with SARS or a registered tax practitioner. Last reviewed July 2026.