Calculator
Investment Property Portfolio
Model multiple properties side-by-side: equity, LVR, gross rent, holding costs and pre/post-tax cashflow.
| Property | Value | Loan | Rate % | Weekly rent | Annual costs | IO yrs | Cashflow | |
|---|---|---|---|---|---|---|---|---|
| -$34,905 | ||||||||
| -$7,360 | ||||||||
| -$6,380 |
Portfolio value
$2,260,000
Total debt
$1,390,000
Equity
$870,000
Portfolio LVR 61.5%
Gross rent
$57,200
Interest cost
$93,145
Holding costs
$12,700
Pre-tax cashflow
-$48,645
Negatively geared
After-tax cashflow
-$30,647
@ 37% marginal
General information only. Calculations are indicative, based on simplified rules current at FY2024–25, and exclude items such as foreign buyer surcharges, off-the-plan concessions, principal-place-of-residence rules and lender policy variation. Always verify with your accountant, broker and the relevant State Revenue Office calculator before transacting.
About this calculator
Property Portfolio Calculator (Australia)
Single-property modelling tells you what one investment looks like. Portfolio modelling tells you whether the whole plan works. This calculator combines multiple Australian properties into a single projection: aggregate purchase price, debt, equity, gross rental income, holding costs and net cashflow over a 5–20 year window. It also models the equity unlock points where the next purchase becomes possible, which is the real bottleneck in most portfolio strategies.
When to use it
- Planning a multi-property acquisition sequence
- Stress-testing the portfolio against a +200 bps rate rise
- Modelling the equity timeline to property 3, 4 or 5
- Comparing 'one expensive' vs 'three cheaper' portfolio strategies
- Sizing a portfolio for retirement income targets
How to use it
- 1
Add each property
Purchase price, current value, loan balance, weekly rent, holding cost percentage.
- 2
Set growth and rental growth
Long-run averages: 5–7% capital growth and 2–3% annual rental growth. Use conservative figures for stress tests.
- 3
Set the projection horizon
5, 10, 15 or 20 years. Property is a long-horizon asset — 5-year projections rarely capture a full cycle.
- 4
Read aggregate equity and cashflow
The portfolio view shows combined LVR, net cashflow after interest and the equity headroom that funds the next purchase.
Methodology & assumptions
Each property is compounded independently at the chosen capital growth rate. Loan balances are amortised on P&I terms unless interest-only is selected.
Rental income is grown at the rental growth rate, with vacancy and holding costs deducted at the per-property level before aggregation.
Interest cost is calculated on the portfolio-aggregate debt at the assumed rate. Tax effect (negative gearing benefit) is not assumed — model post-tax separately.
Equity unlock points are flagged at the years where aggregate usable equity (80% LVR × value − debt) crosses the deposit + costs threshold for the next purchase.
Common pitfalls we see
- Assuming uniform growth. Properties in different markets diverge significantly over a cycle.
- Ignoring rate cycles. A portfolio that works at 5.5% might be underwater at 7.5%.
- Overstating rental growth. CPI-linked rent rises don't translate when wages stagnate.
- Forgetting that growth properties usually have thin yields and need cashflow elsewhere in the portfolio to fund them.
Frequently asked questions
How many investment properties do I need for retirement?
It depends on quality, not quantity. Three well-located $1m properties with 50% combined LVR generate roughly $50–70k/year net retirement income — equivalent to many SMSF property strategies.
What's a sustainable portfolio LVR?
60–65% is comfortable for most accumulators. Above 70% leaves little room for rate cycles or vacancy. Above 80% is high-risk and limits future borrowing.
Should I focus on yield or growth properties?
A balanced portfolio typically blends 1–2 growth assets (low yield, high capital growth) with 1–2 yield assets (higher rent, lower growth) so the portfolio is self-funding through cycles.