Portfolio Review Calculator

How the numbers work

• Loan and equity. Enter each property's loan in dollars; the loan to value ratio (LVR) is worked out for you, and the equity (your net position) is the rest. Interest is loan × rate on an interest-only loan; on a principal and interest loan it is what the next 12 months of repayments charge (see Loan repayments below).
• Rent collected is the weekly rent × 52 for a residential property, or the gross annual rent you enter for a commercial one.
• Running costs are property management (a % of the rent), the letting / leasing fee, council rates, body corporate / strata, land tax, insurance, maintenance, a vacancy allowance, loan fees and sundry. Residential maintenance is per week × 52 and vacancy is weeks × the weekly rent; commercial maintenance is annual and vacancy is months ÷ 12 × the gross rent. Land tax is set by each state on the total land value you hold there, so it depends on the rest of your holdings; enter your assessed or expected figure. Net rent after costs is rent collected less all of these.
• Commercial properties add a lease basis and the usual building outgoings - water & sewer rates, fire & essential services, air-conditioning / HVAC, cleaning & security, and an outgoings audit / admin allowance. Each recoverable line has a “recovered from the tenant” tick: ticked, that outgoing drops out of your running costs. Choosing net lease ticks the usual recoverable set, gross lease clears them, and partial / mixed leaves them as you set them. Land tax is never auto-ticked under any lease basis - many retail leases can't pass it through to the tenant even on a net lease, so tick it yourself only if this lease does.
• Loan repayments. Each property's loan is interest only or principal and interest (P&I) with the years left to run - residential suggests 30 years, commercial is left for you to set since terms vary (often 5, 10 or 15 years). On a P&I loan the interest is what the next 12 months of repayments actually charge as the balance falls. The principal repaid is not a cost and does not change the tax (it becomes equity), so it stays out of cash flow before and after tax and break-even rent; it comes off a separate “after repayments” line, since it is still cash leaving your account.
• Cash flow before tax is net rent after costs, less loan interest. A figure in brackets is what the property costs you to hold each year before tax.
• Tax. Each property has its own entity and tax rate, set under Tax treatment on its card - useful where properties sit in different names, companies or trusts. A rental loss is refunded at that property's rate; a rental profit is taxed at it. Depreciation (building at cost × its rate, 2.5% by default, plus fittings at cost × their rate) is a further deduction and adds its own tax saving. The entity is for your report only and does not change the calculation, with one exception: a super fund (SMSF) is taxed at 15% on rental profit (enter 0 for pension phase), and its rental loss stays in the fund and carries forward, so no refund is shown for it.
• Post-Budget negative gearing. Tick “bought after the 2026 Federal Budget” on a residential property and a rental loss on it is quarantined: it no longer offsets your salary or other income, so it earns no refund in the year. The loss carries forward against future rental profit from that property or the gain on its sale. Rental profits are still taxed, and depreciation only reduces a profit. Properties held before the Budget keep the current treatment. This change applies to residential property only - the Budget did not change negative gearing for commercial property, so this option is not shown on commercial cards. This is a modelling assumption, not tax advice.
• After-tax cash flow is cash flow before tax plus the tax refund and the depreciation tax saving. Divided by 52 it is the weekly figure - the real out-of-pocket cost, or income, of holding the property.
• Break-even rent. Each card shows the rent that would bring that property's yearly after-tax result to zero, with everything else held the same - per week for residential, per year for commercial.
• Residential vs commercial. The comparison table and the schedule subtotals split the portfolio by type so you can see each side's value, yield and after-tax position on its own, then combined.
• Owner-occupied (your home). Add your own home as a property type and it counts toward your combined value, debt and equity - useful for a true useable-equity figure, since home equity is usually what funds the next purchase. It is left out of every rent, yield, investment cash-flow and tax figure. Instead, its interest rate and running costs (rates, strata, insurance, maintenance) give a separate cost to own your home, per year and per week, and a line showing your investments' after-tax result once that cost is taken off. Buying costs (stamp duty, conveyancing) still count toward the cash needed to buy it.
• Buying a property. Tick "being purchased" to add stamp duty (estimable by state), conveyancing and borrowing costs. These do not change the holding result; they feed "cash needed to buy" (your equity plus those costs). "Other one-off cost" and "Cost of improvements" are separate and always available: while buying, they add to that same cash-needed-to-buy figure; already own it, and they come straight off that property's equity instead.
• The portfolio figures add up every investment property; the yields are combined rent ÷ combined investment value (your home's value is excluded from that ratio, though it is included in the portfolio value, debt and equity above it). This is a point-in-time review: it holds rent, costs and values flat and ignores capital growth and capital gains tax. Loan repayments are shown for the next 12 months, with principal repaid kept separate from costs.