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How to use this tracker
Tracking actual portfolio
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Model modeBuilding scenarios. Changes here don't touch your tracked portfolio.Unsaved changesMap modeTracking your real portfolio. Every change updates the record. Use the Model switch above to explore scenarios.
Scenario active
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Start here09/04/2026
Welcome to your StratMap dashboard, watch this first▲
This short walkthrough covers how to navigate your portfolio, switch between tracking and strategy mode, and understand what the numbers mean. Tick the box once you’ve watched it.
New property13/04/2026
Welcome to your StratMap tracker▲
Purchase price $350,000. Independent valuation $500,000. Projections start from the $500K value with a $280,000 IO loan. Add PM, broker, and rent details once settled to sharpen the cashflow model.
Model09/04/2026
Your property strategy roadmap is ready to review▲
Your full strategy document has been prepared, it covers your three-stage pathway, target Victorian LGAs, acquisition cost breakdown, and the gate check conditions for Stage 1. Tick once read.
Passive income0%
$0 of $150,000 target
Equity0%
$0 of $2,000,000 target
Portfolio stage
Anchor
Building first asset
Portfolio value
$0
Pinned: current
Total equity
$0
After all loans
Annual cash flow
$0
After-tax combined
Weekly rent
$0
Gross combined
Usable equity
$0
80% LVR basis
Portfolio LVR
—
Loans vs value today
Viewing FY 2026, all figures below reflect this year. Click the chart again to change.
Portfolio projection
Hover to preview · click to pin a year
Pinned: Now
Goal-implied portfolio
Modelling, accountant + broker confirm; FA for next step beyond scope
Your goal (today's $)
—
Modelled income at scope ceiling
—
Portfolio composition required:—
—
—
▸
1 July 2027 cutoff snapshot
Modelling, accountant to confirm · click to expand
Compares the same portfolio at [year] under pre-reform (established residential acquired before 1 Jul 2027, 50% CGT discount + full neg-gearing) vs post-reform (acquired after, quarantined losses + 30% min CGT on indexed gain) treatment of proposed acquisitions. Existing properties retain their actual regime.
Equity at goal year
Pre-reform: —
Post-reform: —
—
Annual rent at goal year
Pre-reform: —
Post-reform: —
—
After-tax cash flow at goal year
Pre-reform: —
Post-reform: —
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Portfolio snapshot
Portfolio value—
Total debt—
Property only. Other debts and assets sit in
,
which carries your full net worth.
Total equity—
Usable equity—
Portfolio LVR—
Cash flow
Annual cash flow—
Weekly cash flow—
Combined rent—
Total interest—
Tax benefit—
Borrowing capacity
Qualifying income—
Usable equity—
Cumulative savings—
Next purchase ready—
Goal year (income)—
Projections use model assumptions. Property-level overrides take precedence.
Model mode · Changes to this property's settings are part of the active scenario. Switch to to update the permanent record.
Model mode
Equity —CF/wk —Held —
Sold in strategy
Property value
$0
+ stamp duty est.
Year 10 value
$0
Incl. value-add
Year 10 equity
$0
After loan balance
Year 1 cash flow
$0
After-tax annual
Gross yield
0%
On opening valuation
Property vs your plan
Click to expand
—▼
Trust ownership, negative gearing losses are trapped inside the structure and cannot offset personal income. Tax benefit is removed from this projection. Depreciation deductions exist within the structure but do not reduce your personal tax. Serviceability figures are indicative only, lenders treat trust and company income differently by institution, with many applying significant shading or excluding it entirely. Refer to your mortgage broker and accountant before making decisions based on these projections.
Property projection
Trajectory
Map mode records what has happened. Growth here comes from this property's or an applied suburb report. Switch to Model to explore a cycle.Pin a year first to apply from that year only
Pinned:
Click chart to pin a year
Market value
Net equity
Sold, FY 2028
Property removed from portfolio from this year
Valuation
Rent change
Cost recorded
Projection assumptions
Growth & income
Growth trajectory is set on the chart card. Year 8+ uses the long-run rate in portfolio assumptions.
Rent growth (%/yr)
Holding costs (%)
Vacancy (%)
Loan, current terms
Update when rate or balance changes. Purchase record holds original terms.
Interest rate (%)
Loan type
Balance ($)
IO expires (yr)
Purchase record
▼
Loans + equity sources for this property
Loan calculator
▼
Reference math, mirroring the ASIC MoneySmart mortgage calculator. Model extra repayments and offset balance to see years saved and interest avoided. Does not change the main projection.
PPOR has different tax treatment (no rental income, interest not deductible, CGT-free on sale).
Vacant land construction, or demolition + greater dwelling count. Knock-down rebuilds (same dwelling count) and substantial renovations do not qualify.
Editable later from the property panel.
Annual net rent, after outgoings.
Commercial modelling. Rent is expressed annually (net of outgoings). Cap rate is auto-computed from rent / price. Lease review at option exercise typically resets rent to market, often the single biggest driver of return.
The rent reset at option exercise. Often the value piece on a commercial deal.
Override the automatic step-up with specific years and new base rents. Useful if you have signed lease terms with agreed reviews.
Year
New base rent ($/yr)
Rent inc %
Last 12 months % (REA)Neutral, 6.0%
How much does this add to annual expenses in that year?
Advanced modelling mode
Please read carefully before signing
Advanced mode adds serviceability modelling, savings projections, pre-tax and post-tax cash flow lines, and other investment tracking to this dashboard. These features are provided for illustrative and modelling purposes only.
The figures produced in advanced mode do not constitute financial advice, credit advice, tax advice, or any other form of professional advice. Serviceability calculations use simplified assumptions and do not reflect the lending criteria of any specific lender. Actual borrowing capacity depends on lender policies, living expenses, credit history, and other factors your broker will assess.
Always seek advice from a licensed financial adviser, mortgage broker, and accountant before making any investment or borrowing decisions. StratMap does not hold an Australian Financial Services Licence and is not a credit licensee.
Calculations have not been independently verified and may contain errors. Growth rates, yields, tax estimates, and serviceability figures are indicative only. Past performance is not a reliable indicator of future results. This tool is not a substitute for professional advice.
Sign to confirm you have read and understood the above
Type your full name below. The button will activate once a valid name is entered. Your name and the date of acceptance will be recorded.
Investment detail
Add other investment
Advanced mode modelling tool. Figures are indicative estimates only and not financial advice.
ASX 200 long-run avg ~8-10%. Super ~7% (already includes SG — don't double-count by adding a recurring SG contribution). Conservative: 5-6%. Cash/offset should be 0%.
Offset balance reduces the linked property's effective loan, lowering interest. Engine integration ships next session — meanwhile the saving is shown informationally on the asset row.
Used to compute the ATO Schedule 7 minimum draw rate as you age through retirement. Engine bumps your draw to the minimum automatically (under SIS Reg 1.06(9A) it's mandatory).
Year you intend to start drawing a pension (access age 60+). Earnings stay tax-free in pension phase. Leave blank to model accumulation only.
Your intended draw rate. ATO minimums by age: under 65=4%, 65-74=5%, 75-79=6%, 80-84=7%, 85-89=9%, 90-94=11%, 95+=14%. Engine auto-bumps to the minimum at each age if your input is lower.
Transfer balance cap (FY26): $1.9M. Engine splits any balance above the cap into accumulation phase at pension-start year, taxed at 15% on earnings (vs tax-free in pension). Recontribution / splitting / multi-account strategies = accountant + financial planner.
ASX 200 long-run avg ~4%. Dividend income flows into your cashflow projection.
Portion of dividends carrying imputation credits. AU equities avg ~70-80%. Grossed-up credit shown on row chip.
When on, dividends are reinvested into the holding instead of paid as cashflow. Effective growth rate becomes growth + dividend yield. Most ASX listed companies offer DRIP at a small discount to market.
CGT on sale: 50% discount applied to gains for individual / trust holdings held >12 months. SMSF holdings get 33⅓% discount. Net proceeds reflected in liquidation cash event.
Annual cash drawn from the business as a % of current value. Flows into your cashflow projection.
Informational — your accountant confirms the tax position on sale.
Tick if the business meets the active-asset test (operating business, not passive). Eligibility for small-business CGT concessions on sale (15-year exemption, 50% active asset, retirement exemption, rollover) — accountant confirms.
Link equity release
Funding destination
Select source property
Equity release Loan 2 will be added to the source property's debt. Interest is charged to the source. The destination property's primary loan is unchanged.
None selected
Must not exceed usable equity (80% LVR basis)
Typically same as the source property's rate
When the equity release settles. Defaults to today.
This is a modelling tool. Cross-collateralisation and equity release structures should be confirmed with your mortgage broker before proceeding. Not financial or credit advice.
Sell property
Property
When the sale settles. Drives the CGT 12mo discount and the year the engine removes the property.
Defaults to the most recent valuation log entry.
Of total ownership. If always PPOR or always IP, leave at default.
Sale breakdown
Defaults to full net proceeds. Anything less rolls over to a cash holding.
CGT estimate uses the marginal-rate proxy from your salary fields and assumes single-investor sale. Joint ownership splits CGT proportionally, confirm with your accountant. Not financial or tax advice.
Mark property as purchased
Property
Confirms that this strategy purchase has settled. The property moves from "Strategy" to your real portfolio. Amend any field if the settled values differed from the strategised values.
When the sale settled.
Pre-fills from the strategised price.
Combined Loan 1 amount at settlement.
Locked-in rate at settlement.
Deposit needed: $0
Where does the deposit come from? Allocate across cash, offset, or equity. On confirm, source balances are reduced automatically. Leave empty to skip tracking.
Allocated: $0
On confirm: this property moves from Strategy to your real portfolio. A "Purchase confirmed" entry is added to the value log. Any source-of-funds allocations above are subtracted from their source balances.
Add team member
Tick the properties this person can see:
Feature locked
This feature requires a higher tier.
Unlock with
Switch to strategy mode.
Projection assumptions
Global defaults used across all properties. Property-level overrides take precedence.
Fine-tuning assumptions works best on a bigger screen
These sliders are easier to read and adjust on a bigger screen. Ask Jim Bot to talk through a change, or open this on your desktop for the full set.
Quick knobs — five that move the number most
Everything else in the modal is Advanced. Change here only if you have a reason.
Long-run growth rate
Applied from year 8 onwards, after each property's 7-year active trajectory ends. Rate is selected by property type. Per-property trajectory set on the chart card.
Benchmarked 26/07/2026. CoreLogic 30-year series to Jul 2022: capital-city houses 5.87% p.a. and units 4.79% p.a., which the 6.0 and 5.0 defaults match closely. Regional ran about 1 percentage point lower (houses 4.85%, units 3.87%), so a regional property left on the capital-city rate is modelled optimistically. The commercial 3.0% is NOT benchmarked, no long-run Australian commercial capital-growth series was located, and commercial total return is income-dominated (MSCI 2025: 7.0% total, of which 2.1% capital). All rates are nominal.
Regional (applies when the property uses a regional growth preset):
Commercial sectors (override umbrella above):
Market phase bands
How far a Rising or Declining phase moves growth away from the long-run rate above. Commercial carries a wider band than residential because its cycles run longer and more volatile, even though its long-run rate is lower. Cash and offset balances have no band, they do not move with the market.
Gross yield defaults
Applied when no rent figure is supplied for a property. Based on Australian market averages by property type.
Commercial sectors (override umbrella above):
Lending defaults
Default holding costs (% of gross rent)
Applies where no property-level override is set. Covers rates, insurance, PM fees, maintenance, and water. Commercial net-lease toggle on each property auto-zeroes outgoings the tenant pays.
Commercial vacancy baseline by sector
Base vacancy % before WALE uplift. WALE <5yr adds 2pp; <3yr adds 4pp; <2yr adds 6pp (read from tenants[].leaseEnd).
Inflation
Serviceability
Used to estimate maximum serviceable debt at each year of the projection. Assessment rate = typical IO rate + 3% APRA stress buffer. Top rate (45%) above Band 4 is fixed.
Income tax brackets (ATO FY2026)
Drives the tax benefit calculation across all properties. Band rates apply between the thresholds. The top rate (45%) above Band 4 is fixed.
Entity tax rates
Applied when a property's ownership structure is company, SMSF, or trust. Company 30% (rental income fails the base-rate-entity passive test). SMSF 15% accumulation phase. Trust 30% is a stated proxy for beneficiary distribution; actual distribution modelling belongs to a tax agent.
Stamp duty concessions
Set a % discount from the standard formula for each state. Use for first home buyer concessions, off-the-plan discounts, or concession card eligibility. 0% = standard rate. 100% = full exemption.
Investment policy
Buyers agent fee drives the auto fee line in each purchase record. LMI level scales the banded LMI table applied when LVR is above 80% (2.5 = standard bands, 0 = off).
Changes take effect immediately and update the chart. These are modelling assumptions only and do not represent guaranteed outcomes. Property-level overrides set on individual property cards always take precedence over these defaults.
Your response
·
Your response will be saved here and open your email app with a pre-filled message to James. You can edit before sending.
Your goals
Change these to see how KPIs and projections react. Everything saves to this browser.
Current savings ($)
Passive income target ($/yr)
Equity target ($)
Target year
Investor income
Salary (Investor 1)$145K
Salary (Investor 2)$95K
Other income $0
Trust, business, or undisclosed income not listed above. Affects marginal tax rate and tax benefit calculations.
Serviceability modelling is indicative only. It uses a simplified income assessment and does not constitute credit advice. Confirm borrowing capacity with your broker.
Annual savings rate 15%
Salary growth (%/yr) 2.5%
Notifications
Pick what lands in your inbox. Toggle any off any time.
Email delivery ships Q4 2026. Your preferences save now so they're ready when the backend goes live. Every email includes a one-click unsubscribe.
Invite a friend
When they sign up with your link and set up their own strategy tool, you both get 1 suburb report.
Recorded once they sign up and save their own tracker (not just open the link). James credits both reports by hand until the automatic version is built.
What we offer
Everything Rethink Residential puts on the table. Pick what fits where you are.
Strategy planning
First call complimentary
A 1:1 with James to set or refresh your investment path. Walks through your position, goal, timeline, and the sequence of moves that gets you there.
Facilitation-only access to off-market listings direct from vendors. No retainer required. For buyers who want first look at stock that isn't public yet.
A Loom-driven CMA on every property, fresh valuations logged in your tracker, revised numbers, and the next-step call. Keeps the trajectory grounded in current data.