How do I manage multiple investment properties?
Add each property with its value, loan, rent and running costs, then read the combined position: total value, debt, portfolio LVR and equity, with a property-by-property breakdown.
Portfolio ReviewFree account / Residential & commercial
Property Portfolio Management
One dashboard for every property you own: cash flow, equity, lease dates and risk, built for Australian investors with more than one moving part.
- Portfolio risk. Rate rise or vacancy, in dollars.
- Land tax. Built into every property's cash flow.
- ROI forecasts. Purchase to sale, with IRR.
- Six calculators. One set of figures, carried across.
Portfolio tracker
Stop running a portfolio out of spreadsheets.
Once you own several properties, the questions change. It stops being "is this one property a good buy" and becomes "what is the whole portfolio doing, and what should I do next". Cash flow after tax across every loan. How much equity is genuinely usable. Which lease expires next. What a rate rise or a vacant tenancy would do to the weekly result.
A free Project Carter account puts those answers in one place, for residential landlords, commercial owners, SMSF and family-office investors alike.
The questions multi-property owners ask
These are the things investors search for once a portfolio outgrows one spreadsheet. Each has a tool behind it.
Is my portfolio cash flow positive after tax?
See combined annual and weekly surplus or deficit after interest, tax benefit and depreciation, plus the rent each property needs to reach neutral gearing.
Check after-tax cash flowHow much equity can I use to buy another property?
Useable equity shown at both 70% and 80% LVR, side by side, so you can see a conservative figure and a higher-gearing one before you talk to a lender.
Test the depositWhen do my leases expire, and what is my WALE?
A lease register for residential and commercial properties: tenants, expiries, market reviews and option dates on one timeline, with weighted average lease expiry worked out for you.
See the lease registerWhat if interest rates rise or a tenant leaves?
Mild, moderate and severe stress scenarios show your cash flow under a rate rise and under weeks of vacancy, so you know your buffer before it is tested.
How the stress test worksHow fast can I pay down my investment debt?
Enter an extra amount per year and see the payoff time and interest saved across the whole portfolio. It is a planning figure kept separate from your saved reports.
Try it in your accountWhat is my commercial property worth?
Take income and outgoings down to net operating income, then apply a cap rate for an implied value and the equity it supports. Recoverable outgoings are handled properly.
NOI calculatorWill this property stack up as a hold?
Model a purchase through to sale: loan, buying costs, rent growth, debt reduction and value uplift, down to total ROI, equity multiple and IRR.
ROI calculatorDoes a development site actually work?
Cost a site to development approval, then run full feasibility to settled sales. Figures carry from one calculator to the next so nothing is re-typed.
DA and GRV calculatorsWhat's inside your account
Everything below is free, and everything is scoped to you. Only the signed-in owner can see their own portfolio and reports.
Portfolio overview
Mark one Portfolio Review as your master portfolio and the account page turns it into a headline overview: property count, combined value, debt, portfolio LVR, net rental income and after-tax cash flow, per year and per week. It only changes when you deliberately edit it, so it stays a stable starting point.
Lease register and WALE tracker
Add each property and its leases. Residential properties use a short form (tenant, rent, periodic or fixed term). Commercial properties carry the full detail: multiple tenants, lease expiry, market review dates and option exercise-by dates. The register rolls up total leases, WALE and a timeline of what is coming next, so a review date never slips past unnoticed.
Portfolio risk check
Three fixed scenarios (mild, moderate and severe) re-run your portfolio against a rate rise and against weeks of vacancy. The two results are shown separately on purpose: a rate rise says nothing about property values, and vacancy says nothing about your rate, so they are never blended into one misleading number.
Saved reports, carried across calculators
Save any calculation and open it again later, duplicate it to test a different scenario, or pull a figure from one report into another. Useable equity from your portfolio can feed a lending or ROI calculation, a valuation from an NOI can become a purchase price, and cash equity to reach a DA can carry into a full GRV feasibility.
Built for owners with moving parts
Residential investors
Several houses, units or townhouses across different lenders and states. See total cash flow after tax, your real equity position and where the next property could come from.
Commercial owners
Retail, office, industrial and mixed-use assets with multiple tenants, reviews and options. Track lease expiry, WALE and outgoings recovery, and value the asset off net income.
SMSFs, family offices and developers
Mixed holdings and live projects. Keep the hold portfolio, the lending position and the development feasibility side by side, with figures that flow between them.
Six calculators behind it
Every calculator runs free, with or without an account. Sign in to save your work and carry figures from one to the next.
Portfolio Review
Combined after-tax cash flow, equity and useable equity across every property.
Open calculatorCommercial Lending
Deposit and total cash required by loan type, major bank against tier 2.
Open calculatorReturn on Investment
Purchase to sale: total ROI, equity multiple and IRR.
Open calculatorNet Operating Income
Income less outgoings, an implied value at your cap rate, and usable equity.
Open calculatorDevelopment Site (DA)
The full cost of taking a site to development approval.
Open calculatorGross Realisation Value
From DA to settled sales: expected profit, profit on cost and per dwelling.
Open calculatorPortfolio management FAQs
What is property portfolio management?
Tracking and steering every property you own as one combined position: total value, debt, equity, rental income, running costs, tax, lease dates and risk. The aim is to know your numbers across the whole portfolio, not just one property at a time.
How do I manage multiple investment properties?
Put every property in one place with its value, loan, rent and costs so you can see the combined weekly cash flow, portfolio LVR and equity. Then track lease expiries and rent reviews, and stress-test the result against a rate rise or a vacancy. A Project Carter account does this in one dashboard, free.
How do I work out how much equity I can use to buy another property?
Multiply your combined property value by the LVR a lender will lend to (commonly 70% to 80%) and subtract your existing debt. The dashboard shows this at both 70% and 80% so you can see a conservative and a higher-gearing figure side by side. Your lender's own valuation and policy always decide the final number.
What is WALE and why does it matter for commercial property?
WALE is the weighted average lease expiry: the average time remaining on your leases, usually weighted by rent. A longer WALE means more secure income and generally better valuations and lending terms. A short WALE means more re-leasing risk. The lease register calculates it for you, by income when rent figures are entered.
Can I track residential and commercial properties in the same account?
Yes. Residential properties get a simple lease form (tenant, rent, periodic or fixed term). Commercial properties get the full set of fields, including market reviews, option periods and multiple tenants per property.
Is the portfolio dashboard free?
Yes. Creating an account, saving reports, the portfolio overview and the lease register are free. Sign-in is by email link, so there is no password to remember.
Is this financial or tax advice?
No. The dashboard and calculators are planning tools that model the figures you enter. They are not financial, tax or legal advice, and results are estimates. Speak to your accountant, broker or adviser before acting.