Home Investment Property Portfolio Analyser
Investment Property Portfolio Analyser
Add each property's value, loan, rent and costs. See equity, debt, cash flow and keep-or-sell scenarios for the whole portfolio in one view. A portfolio analyser adds up the value, debt, rent and running costs of every property you own, so you can see total equity, LVR and cash flow before you buy, keep or sell.
Calculator hub
Investment, STR, and hybrid analysers
This keeps your Investment Portfolio Analyser and Short-Term Rental Analyser as separate working calculators, then adds a third hybrid version where each property can be set as either an investment property, a short-term rental, or one owner occupier inside the same portfolio.
The short answer
A portfolio analyser adds up every property so you can see the whole picture. You get total value, total debt, equity, loan-to-value ratio (LVR), rent, running costs and cash flow, plus what happens if you sell one property or interest rates rise. Look at the portfolio as well as each property, because one strong property can hide a weak one.
General information only, not financial, tax or legal advice.
What you can model
Your portfolio, property by property
Enter each property's value, loan, interest rate, rent and yearly costs, up to 20 properties. The analyser adds them into total value, debt, equity, loan-to-value ratio (LVR) and cash flow, and shows each property beside the portfolio, so one strong property cannot hide a weak one.
- Value and debt
Enter each property's value and loan to see equity, LVR and borrowing across the portfolio.
- Rent and expenses
Add rent and yearly costs to see cash flow for each property and in total.
- Keep or sell
Test keep-or-sell scenarios and see how each choice changes the portfolio.
Worked example
Example: a three-property portfolio
Illustration only, not a forecast. Rents and costs are yearly. Interest is worked out at 6.2% on interest-only loans. Three properties worth $2,270,000 carry $1,230,000 of debt, so equity is $1,040,000 and LVR is 54%. At 6.2% the portfolio runs about $4,600 a year short; a 2 point rate rise takes that to about $29,200.
Equity is $1,040,000 and LVR is 54%. At 80% LVR the usable equity is about $586,000. If rates rise 2 points, interest goes up $24,600 a year and portfolio cash flow falls to about -$29,200. That is the kind of buffer check the analyser does for you.
How it works
How to use the analyser
Add up to 20 properties with their value, loan, rent and costs, then check the totals for value, debt, equity, LVR and cash flow. Test selling or keeping a property, stress-test with a higher interest rate and lower rent, and refresh the numbers once a year so the picture stays current.
- 1Add your properties
Enter value, loan, rent and costs for each property, up to 20.
- 2Check the totals
Review the portfolio value, debt, equity, LVR and cash flow.
- 3Test the scenarios
Try selling or keeping a property and see what changes.
- 4Stress-test it
Use a higher interest rate and lower rent to see how much buffer you have.
- 5Update it each year
Refresh values, rents and loan balances once a year so the picture stays current.
Results are estimates from the numbers you enter. They are general information, not financial, tax or legal advice.
What to track
The numbers worth watching in a portfolio
Track four things for each property: current value, loan balance and interest rate, rent, and running costs. Across the portfolio, watch total equity, usable equity, LVR and total cash flow. Usable equity is the value you could borrow against, commonly up to 80% of value, minus what you owe.
For each property, track the current value, the loan balance, the interest rate, the rent, the running costs (rates, insurance, management, repairs, land tax) and the weekly cash flow. Across the portfolio, watch total equity, usable equity, LVR and total cash flow. Usable equity is the value you could borrow against (commonly up to 80% of value) minus what you owe, and your lender sets the actual limit.
Keep-or-sell decisions are not only about price. Compare each property's net yield and cash flow with what the sale would free up, and allow for selling costs and capital gains tax. Ask your accountant about tax before you act.
For single properties, use the investment property yield calculator and the mortgage calculator. For Airbnb and holiday rentals, use the short-term rental analyser. To mix investment properties, short-term rentals and your own home, use the mixed property portfolio analyser. All our tools are on the property resources and calculators page.
Portfolio analyser: common questions
Common questions about the portfolio analyser: what it does, how many properties you can model, how to work out equity across several properties, how to decide whether to keep or sell, what a good LVR is, and how to stress-test a portfolio. The results are general information, not financial, tax or legal advice.
What does the property portfolio analyser do?
It adds up the value, debt, rent, expenses and cash flow of up to 20 investment properties so you can see equity, LVR and cash flow for the whole portfolio, and test keep-or-sell scenarios.
How many properties can I model?
Up to 20 standard investment properties in one portfolio.
How do I work out equity across several properties?
Add up the current value of every property, add up every loan balance, and subtract the debt from the value. Usable equity is the value you could borrow against (commonly 80% of value) minus the debt.
How do I decide whether to keep or sell an investment property?
Compare its net yield and cash flow with the other properties, check how much equity a sale would release, and allow for selling costs and capital gains tax. Run the portfolio with and without the property to see what changes.
What is a good LVR for a property portfolio?
There is no single right number. A lower LVR gives more buffer if values or rents fall and more room to borrow later. Lenders usually want LVR at or below 80% for new lending, so check yours.
How do I stress-test a portfolio?
Raise the interest rate by 2 points and lower rent by 10% on every property, then check that total cash flow is still manageable from your own income.
Can I model short-term rentals as well?
Yes. Use the Short-Term Rental Analyser for Airbnb and holiday rentals, or the Mixed Property Portfolio Analyser to combine investment properties, short-term rentals and one owner-occupied home.
Is the analyser free?
Yes. It is a free tool for general information.
Is this financial advice?
No. The analyser gives estimates from the numbers you enter. For advice on your own situation, speak with a licensed financial adviser, accountant or mortgage broker.
Facts checked 28 October 2026.
- Australian consumer prices rose 4.3% in the 12 months to September 2026, up from 4.0% to August, so refresh rates, insurance and repair costs for each property (ABS Consumer Price Index, checked 28 October 2026).
- The Reserve Bank cash rate target is 4.60% after a 0.25 percentage point rise effective 30 September 2026, so stress-test every loan at a higher rate (RBA cash rate, checked 28 October 2026).
- From 1 July 2027 the 50% capital gains tax discount for individuals, trusts and partnerships is replaced by cost base indexation and a 30% minimum tax rate on gains that accrue after that date, so allow for tax when you test a sale (ATO tax reform, checked 28 October 2026).
- Negative gearing for residential property is limited to new builds, and properties held at 7:30pm AEST on 12 May 2026 are exempt, so check which of your properties are covered (ATO negative gearing change, checked 28 October 2026).
Want a hand with your portfolio?
Book a free 15-minute call and we will talk through your portfolio and your next step. If you are looking to add an Airbnb, see our Airbnb buyers agent service. You can also call 0434 211 016 or use the contact page.