Margin Scheme Calculator for Property GST

Choose the Confirmed Calculation Basis

This margin scheme calculator works out property GST from your confirmed method and amounts. Enter the sale consideration including GST and applicable settlement adjustments. Enter the acquisition consideration or approved valuation separately.

Choose Consideration when the purchase consideration is the established basis. Choose Approved valuation only after establishing the applicable valuation date and holding a valuation that meets the requirements. Selecting a method records your conclusion. It does not establish eligibility or approve a valuation.

Confirm that the margin scheme applies and the required agreement is in place. An unknown method or eligibility answer makes every calculated figure unavailable. For the decisions before calculating, use the GST margin scheme guide.

How the Margin Produces GST

For the supported calculation, subtract the acquisition or approved-valuation basis from sale consideration. GST is one eleventh of the positive margin. The GST Act, Division 75, sets the margin and its GST fraction.

With allocations, the calculator first multiplies each whole amount by its own supplied share. It then subtracts the allocated basis from allocated sale consideration. It keeps the unrounded difference for the GST calculation.

Correct margin calculation uses the confirmed acquisition consideration. An incorrect calculation adds construction costs, legal fees or stamp duty to that amount to reduce the margin. Those expenses do not automatically increase the acquisition basis. Assess any eligible input tax credits separately.

GST on the margin differs from ordinary GST on the full sale price. For an ordinary wholly taxable price split, use the GST calculator.

Work Through a Property Sale

The opening example is fictional. A registered property seller has confirmed eligibility, the agreement and the consideration method. Sale consideration after adjustments is $825,000. Acquisition consideration is $495,000. Both amounts relate to the whole property.

Sale consideration of $825,000 less the $495,000 basis gives a $330,000 margin. Dividing $330,000 by 11 gives $30,000 GST. The calculator opens on these inputs, and Reset example restores them.

For a fictional allocated sale, enter $1,650,000 sale consideration and a $990,000 acquisition basis. Choose Confirmed under Allocation basis and enter 50% for each share. Allocated sale consideration is $825,000 and the allocated basis is $495,000. The margin and GST remain $330,000 and $30,000.

You can supply different percentages where your established allocation requires them. For a sold lot priced at $825,000, enter that sale amount at 100%. Enter a $990,000 whole-land basis at an established 50% share. The same $495,000 allocated basis produces $30,000 GST.

Use Whole when both entered amounts already relate entirely to the interest sold. It applies 100% to both. Applying 50% again to an already allocated $495,000 basis would understate that basis. The calculator does not decide an allocation from floor area, lot count or market value.

Read the Result and Its Limits

The headline shows GST on the supported margin. Secondary figures show the taxable margin, sale less basis and the two allocated amounts. Sale less basis retains a negative difference. The taxable margin and GST stop at zero, so a loss creates no GST refund here.

Screen totals round to whole dollars. The exported GST amount rounds once to cents from the exact calculation. A positive amount that would display as zero is labelled Less than $1. This is a calculation workpaper, separate from whole-dollar BAS reporting.

Choose Special for an inheritance, associate transaction, GST-group transfer, joint venture, going-concern acquisition or GST-free farmland acquisition. Also use it for unpaid acquisition consideration, several acquisitions combined or an increasing adjustment. These cases need a separate calculation.

For a mixed supply, establish the taxable portion and its matching acquisition or valuation basis before choosing Confirmed allocations. Unknown components, an unconfirmed valuation or ambiguous contract amounts leave the basis unresolved. The calculator accepts supplied percentages without judging whether they are fair and reasonable.

Keep the Sale Workpaper

Use Record references for the contract, settlement statement and acquisition or valuation workpaper references. Record adjustments and the reason for each allocation under Assumptions. Keep identifying details in your practice’s files.

Export workpaper downloads a JSON file with the entered method, confirmation answers and source-record references. It includes the supplied assumptions, allocations and calculated amounts. The exact GST ratio preserves fractional cents before the exported GST amount rounds.

An unresolved workpaper exports the entered facts and the reasons no amount was calculated. Invalid amounts must be corrected before export. The calculation runs on your device. Your entries enter no request, URL or browser storage.

The ATO’s margin scheme guidance explains supporting records and settlement treatment. The vendor’s calculated GST liability is separate from any purchaser withholding paid at settlement. This calculator produces no withholding amount or settlement notice.