Australian-built · Free to start · About a minute to set up

Whether it’s your first investment or your fifth,
StratMap tracks your property portfolio, projects it 30 years and shows the numbers behind your next purchase.

StratMap is the property portfolio tracker and modelling tool for Australian investors. See your position in one place, project it 30 years under 2026 tax rules, compare strategies side by side and see the numbers behind a purchase. First-timers model an opening purchase. Established investors compare scenarios and reports.

Watch: What is StratMap?
5 minutes · James walks through the three pillars
8,000+
suburbs, investment-grade data
30 yr
projection, every input live
2026
reforms coded end-to-end
$0
to start, free tier
See the example tracker First 1,000 members lock $79 a year while subscribed. Elite is $199 and includes a yearly session with James
Free to use. Sign up and your data is saved to your account. We never sell it.
Which stage are you?

Property investing has five stages. StratMap shows which one your holdings put you in.

The model reads your property count and shows what each stage asks of your numbers: deposit, borrowing, equity and income. It describes the stages. It does not tell you which move to make.

Stage 1

Foundation

0 to 1 held

Deposit and a first purchase. Model the deposit, the duty and the borrowing test as numbers before you commit.

Stage 2

Acceleration

2 to 4 held

Equity recycled into the next purchase. See usable equity, how each purchase is funded and the year it clears the borrowing test.

Stage 3

Consolidation

5 or more held

Growth does the work and loan to value falls. Compare holding costs, debt reduction and a commercial entry.

Stage 4

Transition

Selling down

Compare a sale under each capital gains method and the income left after tax.

Stage 5

Retirement

Drawing the income

The after tax income against your goal, and the year it lands at your inputs.

Stage names describe the model's inputs. Ratings describe each strategy, not your suitability for it. General information only.

The actual tracker

The real tool, not a mockup.

Every picture on this page is the live tool running the example household, Chris and Kate: two incomes, a home, an investment property, a baby on the way, a car loan, a card, HELP, shares and super.

The StratMap Model page: a 30 year property portfolio projection with tabs for equity, cash flow, performance, savings, contribution, wealth, property against shares, who is paying, capital gains on a sale and timeline
Map

Your real portfolio. Valuations, rent and loan balances, with every change updating the record. Mapped again every six months.

Match

Goals, risk, team, strategy and brief, asked after you see your own numbers. Matched again every twelve months.

Model

Build scenarios without touching the record, compare them side by side and see the year your goal lands at your inputs.

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Map · your position

Your property portfolio, in one place

Enter what you own and owe, your income and your spending. The tool builds one record the rest of the product reads, and shows where the money goes without double counting.

Every dollar accounted for

  • Take-home pay, rent, loan interest and principal, running costs, debts, contributions, living costs and savings, line by line, with what is left.
  • A month by month view, back and forward, with a planned cost such as the baby standing out in its month.
  • Debts that pay down on their repayments: a car loan, a card, HELP. Shares and super sit beside the property, with dividends and franking credits.
The StratMap Map page money ledger: income, tax, rent, loan interest and principal, running costs, other debt repayments, shares contributions, living costs and savings, with $2,677 a month left
Month by month cash flow bars for twelve months with a planned baby cost showing in January 2027

What you own, what you owe, and how it is spread

  • Property equity, cash and offsets, super and shares, in dollars and as a share of net wealth. A figure, not a judgement.
  • Each property's value, loan, equity and loan to value, with the latest reading and what is due.
  • Valuations, rent and loan balances logged with their dates. The growth path anchors to them. Mapped again every six months.
The StratMap Map page assets and liabilities: net position, property, other assets and other debts, with a holdings donut
Model · portfolio modelling

30 year projections under real Australian tax rules

Change an input and every tab redraws. Stamp duty for all eight jurisdictions, depreciation, the borrowing test and the 2026 reforms are coded, not averaged.

Portfolio trajectory, tab by tab

  • Equity, cash flow, performance, savings, contribution and wealth across 10, 30 or 50 years, with growth, rates and rent steppers that redraw every tab.
  • Property against shares: the same money in each, side by side, with the difference stated.
  • Who is paying: how much of the holding cost the tenant covers, the tax benefit and what you fund yourself. Negative gearing and the loss limit from 1 July 2027 are modelled as arithmetic, and cash flow by owner shows each person's share. Your accountant confirms the treatment.
The Who is paying tab of the StratMap projection showing tax by owner
The Property against shares tab of the StratMap projection

The same sale under three capital gains methods

  • The current rules with the 50% discount, the indexed method with a 30% minimum from 1 July 2027, and the split at that date, side by side.
  • Sale price, capital gain, tax and what lands in your hand after selling costs and the loan.
  • A model of the arithmetic as announced. Your accountant owns the tax treatment.
The Capital gains sale tab comparing the same sale under current rules, the 2027 indexed method and the split method
Model · compare scenarios

Compare strategies side by side

Test a purchase, a sale, a build, a change of use or a commercial entry as a scenario, without touching your record.

Scenarios side by side

  • Preset scenarios built from your goal and stage: your next purchase, each phase and the whole journey.
  • The same four figures on every card: equity at year 10 and year 20, cash flow in year 10 and the year the goal lands.
  • Pick two and they sit beside the plan as it stands. Where the money comes from is named for every purchase: cash, offset or equity.
  • Build me a scenario: a strategist models a purchase, sale, build or move and emails what was modelled and what was assumed.
The StratMap Portfolio Scenarios sheet showing preset scenarios as cards with a shape and four figures each, two selected for comparison
Match · your next move

Your next best move, with the numbers it needs

The tool shows the deposit, the borrowing test and where a plan sticks. It does not tell you what to buy, and it hands the lending, tax and structure questions to the people who own them.

The numbers behind your next purchase

  • Funding the next purchase from cash, an equity draw and new borrowing, with the ceiling the borrowing test sets.
  • The borrowing test is the model's: income with rent shaded to 80%, living costs, and every loan at its rate plus 3 points. Your broker confirms the lender's figure.
  • The deposit year and the borrowing headroom, each shown with the figures behind it.
Funding the next purchase: a bar split into cash, equity drawn and borrowing after the equity drawn

One document: stage, numbers and where the plan sticks

  • The strategy document reads back where you are, the plan on one page, the gap table by stage and the modelled path.
  • Where a stage sticks on the deposit or the borrowing wall, it names the professional to speak to: broker, accountant or adviser.
  • Opens after a not-advice tick, logged with the date.
The StratMap strategy document: stage, where you are now, the plan on one page
Match · your brief

Goals, strategy and team, asked after you see your numbers

Match turns what you told the tool into a brief, a shortlist and a plan. The questions are asked once you have seen figures of your own, and again at every review.

Goals asked long, medium and short term

  • The end goal and its year first, then the medium and short term goals with their years, with a ledger of all three.
  • How the income is built: what you spend, the lifestyle you add and the income the portfolio has to produce after tax.
  • What it takes at 3%, 4%, 5% and 6% yields. Goals are asked again at every review, and they are expected to change.
The StratMap Match goals screen: goal, target year, how the income is built, goals by horizon and what it takes

Strategy, team and research

  • Stage cards, hold options and a grid of strategies rated by stage. Ratings describe each strategy, not your suitability for it.
  • Your team as seat cards for a broker, an accountant, a financial adviser and a buyers agent: what each does, when it is needed and one press to ask for an introduction.
  • A research shortlist of councils and suburbs, ranked against your brief.
Your team as four seat cards: mortgage broker, accountant, financial adviser and buyers agent
The Strategy screen with five stage cards and the grid of strategies across the five stages
Reports · suburb and council area

Suburb and council area reports, sourced and dated

Search any Australian suburb. Suburbs with too few sales to be reliable are deliberately left out: if we cannot back a number, we do not show it. Enterprise-level data, shown with its date.

Reports that print their own data period

  • Suburb reports, council area (LGA) reports and a property check on a single address. 8,000+ suburbs carry investment-grade data.
  • Every report opens with a free preview. Unlock the full report with a token. Hot location reports are free.
  • Every report prints the period its data covers, so you can see how current a figure is.
  • StratMap Screens rank markets on a disclosed arithmetic rule. They are not recommendations.
The StratMap Match research shortlist with council area cards showing median price, yield, vacancy and growth
Help and review

Ask it in plain words. Review it every six months.

The tool explains itself, and it keeps your record current at a pace you can keep.

Jim Bot

Ask how a number was worked out or where something lives. It answers from the tool's own explainers and points to the screen. It models and explains, and it never gives advice.

Guided review

Walk through the Map and Match questions one at a time. Each answer is written to the same place the pages edit, so nothing is entered twice.

Six monthly review

Map every six months: valuations, rent and loan balances. Match every twelve months: goals, brief and team. Re-asked at each purchase or sale.

Your data

Encrypted and hosted in Australia, visible only to you. We never sell your details.

How it works

How to model your next purchase, step by step

1

Tell it where you stand

Your income, what you own and owe. About a minute, and everything after the first screen is optional.

2

See your own numbers

Equity, cash flow, the borrowing test and the year the deposit is covered, from your figures, not averages.

3

Model the move

Add a purchase or a sale as a scenario, compare it with the plan as it stands, and take the result to your broker or accountant.

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Fair questions

Asked before you had to.

How do I work out how much equity I can use for my next property?

Usable equity is 80% of a property's value less the loan on it. For a home worth $1,050,000 with a $580,000 loan that is $260,000 (0.8 x $1,050,000 less $580,000). StratMap reads this from your own figures and shows it beside your cash and the borrowing test. Your broker confirms what a lender will release.

Can I still negative gear after 1 July 2027?

As announced in the 2026-27 Budget, the limit applies to established residential property acquired after 12 May 2026 from 1 July 2027, with losses carried forward and new builds exempt. StratMap models the quarantined loss and shows the result as arithmetic. Your accountant confirms how the rules apply to you.

Does the capital gains change apply to property I already own?

As announced, the 50% discount is replaced with cost base indexation and a 30% minimum tax from 1 July 2027, with a split for property held before that date: the old rules to the cutoff and the new rules after. The capital gains tab shows the same sale under each method. Your accountant confirms the treatment.

How is borrowing capacity worked out?

The model assesses income with rent shaded to 80%, less running costs, tax and living costs, with every loan at its rate plus 3 points. That is the model's test, shown as numbers. Your broker confirms the figure a lender will use.

Don't spreadsheets already do this?

A spreadsheet holds numbers. It does not re-model 30 years of tax, borrowing and capital gains every time one input changes, across eight state duty schedules and each owner's own tax. StratMap does, and you cannot break it.

Is this financial advice?

No. StratMap models and shows the arithmetic. Your accountant owns tax, your broker owns lending, and a licensed financial adviser owns anything to do with super, shares or insurance. The tool is built to make those conversations sharper, not to replace them.

What does it cost?

It is free to start: the tracker, the projection engine, the calculators, one saved scenario and a free preview of every report. A yearly plan ($79 a year for the first 1,000 members, then $99) adds more scenarios and deeper tools, and Elite ($199 a year) adds a yearly strategy session with James. See the pricing page for the current figures.

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Why you can trust the numbers
Engine validated four ways
Cross-checked against three leading AU portfolio calculators plus hand-worked benchmarks. Full method on the methodology page.
Used in live portfolio reviews by a licensed buyers agent
Every model and calculator is checked against hand-worked benchmarks before release.
Enterprise-level data
Enterprise-level suburb data, sourced and composited transparently. Methodology →
2026 reforms coded end-to-end
Rules as announced are modelled: negative gearing, CGT indexation, trust distributions. Your accountant confirms treatment.
Composite case studies

Illustrative composites. Modelled figures only.

Foundation · first investment
$95k
DEPOSIT
$1.9M
EQUITY Y10 MODELLED

Composite illustration: the same $95k deposit modelled three ways, side by side, at identical growth, loan and rent assumptions. The $1.9M figure is the modelled year 10 equity at those inputs, not a forecast.

Composite, not one individual client
Acceleration · reform timing
$147k
10YR MODELLED TAX DIFFERENCE
4
PROPERTIES

Composite illustration: a $147k modelled 10-year difference in after-tax holding costs between two new builds and two established purchases, shown as arithmetic under the rules as announced and not as a reason to choose either, at the assumptions used. An accountant confirms treatment.

Composite, not one individual client
Consolidation · 8 properties
$6.4M
PORTFOLIO GROSS
3
SCENARIOS COMPARED

Composite illustration: three sell-down and hold scenarios modelled side by side, then handed to an accountant to interpret.

Composite, not one individual client
Illustrative composites drawn from real Australian investor archetypes. Modelled, not guaranteed. Past results never indicate future returns.
Read the full case studies

Ready to see your position?

Free to start. Nothing to install. Sign up and your data is saved to your account. We never sell it. Book a strategy session only if the numbers make it worth a conversation.

Get my tracker First 1,000 members lock $79 a year while subscribed. Elite is $199 and includes a yearly session with James