Everything about StratMap.

StratMap is a complete Australian property strategy tool. It models your portfolio (properties, shares, super, cash, debts) over 30 years under real Australian tax and serviceability. It is not financial advice, it is a modelling tool. Built by James Thompson, licensed buyers agent at Rethink Residential.

StratMap organises your portfolio journey around five stages (Foundation, Acceleration, Consolidation, Transition, Retirement) and three pillars (Map, Match, Model). One tracker models the whole thing. A modelling tool built by a licensed buyers agent, from $79 per year. It does not replace buyers agent, broker, accountant or adviser services.

StratMap models the 2026 Federal Budget negative gearing and capital gains tax changes and carries three parts in one place: Map (portfolio tracking, goals, budget), Match (suburb and strategy matching, across Map and Model) and Model (scenarios, tax modelling, projections, six-month review).

James Thompson, licensed buyers agent and founder of Rethink Residential, a boutique Australian buyers agency operating under the BuyersNet umbrella. James built StratMap as the internal tool for his per-client strategy engagements. It is now open to every Australian investor. Read more at about the tool.

No. StratMap is a modelling and tracking tool. It shows numbers based on your inputs and the assumptions in the engine. It does not tell you what to do. Confirm every decision with a licensed financial adviser, accountant, and mortgage broker. Australian residential property is not a financial product under the Corporations Act, and StratMap does not hold an AFSL.

Before you create an account, your inputs stay in your own browser. Once you sign up (on any tier, including Free), your data syncs to our servers in Sydney, Australia, so you can pick up your tracker from any device. We never sell your data.

Yes. It is encrypted, hosted in Australia, and access is restricted to your own account by database-level rules, not just a setting. No system is risk-free. You can turn on two-factor authentication any time from your account settings. Full detail on our security page and in our Privacy Policy.

Yes. The free tracker works entirely in your browser. No email, no account, no credit card. Sign up only when you decide to save your work across devices or upgrade to Paid.

Everything on your balance sheet. Properties (real and modelled), shares and ETFs, super, cash and offset accounts, non-property debts (car loans, credit cards, HECS, personal loans), household expenses, dependents, life events (holidays, career changes, mat leave). All modelled together with 30-year projections.

Two views of the same portfolio. Tracking mode: what you actually own today. Strategy mode: your future purchases layered on top, modelled forward. Toggle between them without re-entering anything.

Unlimited. Free tier: 1 saved scenario. Paid tier: unlimited saved scenarios (each with unlimited properties inside).

Full ATO income tax brackets for the current financial year. Medicare levy with phase-in. Div 43 (2.5%/yr on construction cost for 40 years) and Div 40 (diminishing value on Year 1 plant and equipment). State stamp duty formulas per state. Land tax with NSW, VIC, QLD surcharges. Franking credits on shares. SMSF borrowing rules (numbers only, not a recommendation to use an SMSF). Full 2026 Federal Budget reforms coded end-to-end.

Yes, the tracker is responsive to mobile. However, the tool is designed for deep strategic modelling, so desktop provides the best experience. Best used on a tablet or laptop for anything beyond quick checks.

Yes. The Team page lets you add your broker, accountant, buyers agent, and financial planner with per-member visibility scopes. They see only what you grant them access to (all properties, specific properties, or budget-only for brokers).

Contextual tips that appear as you navigate the tracker, plus a first-run welcome overlay. Complements the Loom video walkthrough. Progress chip in the bottom-right shows how many tips you have seen. Reset anytime from the walkthrough panel.

Yes, the tracker is free forever. Free tier includes real portfolio tracking, basic Money page, one saved scenario, a free preview of every suburb and LGA report with every AU suburb searchable (8,000+ carry investment-grade data), and the full tool set apart from the paid items listed below. Paid tier at $79 per year for the first 1,000 members, then $99 per year, unlocks the full strategy toolkit.

Unlimited saved scenarios, the premade scenarios built from your strategy document, the guided Map and Match questions, document storage on every property (1 GB), the property-vs-your-plan check, the full year-by-year Composition table, the capital gains sale-method comparator, the land tax estimator, the quarantined-loss model, 4 report tokens included every year, and monthly live Q&A sessions with James once the community passes 100 members. The Strategy Explorer, the DD checklist, the goal tools and the rest of the tracker are free.

On ownership structures specifically: the model applies the capital gains discount for each structure as understood at the date shown and holds entity losses inside the entity; it does not yet charge entity tax rates on profit years. Your accountant confirms structure and tax treatment. We would rather tell you that than sell you "SMSF modelling" and let you find out.

Tokens are the universal currency for premium one-off features. Currently: a suburb report (1 token), an LGA report (1 token) and a property check (2 tokens). You keep every report you order. A suburb report counts as current for 30 days and an LGA report for 90, then it is marked out of date, and ordering it again gets the updated one. Prices: $15 for one token, $30 for three, $40 for five. Purchased tokens are valid for 12 months from the purchase date. The 4 tokens included with a plan are valid for 12 months and do not roll over.

The first 1,000 members pay $79 a year, and that rate holds for as long as they stay subscribed. After that the price is $99 a year. The first 25 paying members also get a 30-minute run-through of the tool with James. Elite is $199 a year: everything in Member, 10 report tokens and a 60-minute strategy session with James every year. It is capped at 50 members a year because of James's calendar, and the page shows how many places are left. A strategy session on its own is $250, or $199 for members. Prices include GST. We send a 30-day-before reminder email. Cancel anytime.

Yes. Cancel from your Subscription settings. If you cancel mid-year, you keep paid features until the end of your billing period. Unused months are not refunded, but there are no surprise charges either (a renewal you did not intend is refunded if you tell us within 7 days and have not used a token or session).

Free accounts keep their base plan and save one scenario of their own. The yearly plan saves unlimited scenarios and includes the premade scenarios built from your strategy document.

In the first 30 days the plan fee is refunded, less $15 for each report token used and $250 for each strategy session taken. A token purchase is refundable within 14 days only while none of its tokens are spent. Delivered reports are not refundable, and tokens come back automatically if a report cannot be built. A standalone strategy session is refundable with more than 24 hours notice. After the first 30 days unused plan time is not refundable, but you keep access until the period ends. Full wording is in Terms, clause 16.

StratMap Marketplace is a curated off-market listing service. Direct vendors and buyers agents can list. Buyers browse fuzzy details free, unlock full details with a Paid subscription. When a buyer expresses interest and the vendor approves, StratMap facilitates the introduction. Set fees of $5,000 buyer + $5,000 seller on successful settlement. Marketplace is facilitation only, not real estate agent representation.

Real estate agent commission is commonly quoted at 2-3% (illustratively $16,000-$24,000 on an $800k sale) plus marketing and up to $2,000 auction fees. StratMap replaces this with a flat $5,000 fee. On those illustrative figures the fee difference is about $18,000 on an $800k sale; actual outcomes depend on the agreement, price and time to sell.

Because the buyer receives platform value too: curated off-market access, DD-verified listings, and facilitated introduction. The buyer can also engage Rethink Residential separately for full BA representation if they want it.

Both parties sign a Commitment to Proceed before contact details are shared. That document has a 12-month clause: if a transaction is concluded between the parties within 12 months of introduction (whether via StratMap or independently), the fees are due, with a 3x liquidated damages multiplier if not paid ($30,000 instead of $10,000). StratMap runs automated title checks via CoreLogic to verify settlements.

Listings auto-refresh every 14 days. Two days before the refresh deadline you get a one-click confirmation email. If you do not refresh, the listing automatically comes off the marketplace and you get a relist link if you want to bring it back later.

No. The marketplace is off-market only, direct from vendors or sourced by licensed buyers agents. Real estate agents acting in their agency capacity are excluded to preserve the off-market identity of the platform.

You do, via your conveyancer or property solicitor. StratMap curates the listing and facilitates the buyer introduction. The transaction proper (contract of sale, deposit handling, cooling off, settlement, negotiation) runs through the parties' legal representation.

Yes. Three partnership tiers: White-label (by application, terms agreed per partner), Affiliate (30% Y1 revenue share on subscriptions and tokens from your tracking link), and Sponsorship (flat placement fees for property media). See the Partners page for details.

White-label partner terms are agreed per partner and are not published yet. Apply on the Partners page and we will come back to you with pricing and how it works.

Sponsored clients get a 60-day grace period at Paid tier, then downgrade to Free (1 scenario, tools accessible, data preserved). Your clients tracker, scenarios, notes, and reports are always theirs. They can also accept sponsorship from another partner, or upgrade to the yearly plan individually.

Yes. Bulk token pricing for partners is agreed individually; ask on the partners page. Tokens are per-client-locked at redemption. Reports carry your branding.

Unique tracking link, click attribution baked in. 30% of Year 1 revenue on any subscription or token purchase made through your link. Year 2+ revenue stays with StratMap. Attribution persists 12 months from signup. Monthly threshold-based payout (accrued over $100).

No. You can promote other tools, run your own product, do whatever you want. StratMap is one of many services you offer your clients or audience.

Two standalone calculators, free without signup: Residential Property Calculator (weekly rent, vacancy, PM fees, gross yield, 10-year value trajectory) and Commercial Property Calculator (annual net rent, cap rate up to 15%, lease expiry, rent step at option review, 10-year projection). Both live on the calculators hub.

Commercial leases typically reset to market rent at option exercise. If your lease expires at year 4 and the tenant exercises their option, rent can move up or down depending on market movement. The calculator lets you test steps of your choosing; past resets do not predict future ones.

Yes. When you add a commercial property in the tracker Add Asset flow, the commercial calculator inputs appear inline: cap rate, lease expiry, options remaining, rent step at option, plus an optional value uplift schedule for signed lease terms. Everything feeds the tracker engine directly.

Convention. Residential leases in Australia are typically quoted weekly. Commercial leases are quoted annually and are usually net (after outgoings paid by the tenant). Both calculators respect this convention to match how you would think about each asset class.

Yes. StratMap models the 12 May 2026 reforms as announced, end-to-end. Every property auto-classified by tax regime. Quarantined loss ledger per property. Split-treatment CGT for pre + post 1 July 2027 disposals. Cost-base indexation with exact ABS quarterly CPI. New-build exemption logic. Reform-position visible in seconds via the Toolkit page.

A deep-dive Toolkit page showing your portfolio position under the 2026 reforms. Where each property sits (grandfathered, pre-reform build, post-reform). What changes at 1 July 2027. Split-treatment CGT if you sell after that date. Quarantined loss balances. New-build eligibility per property.

Yes. In the model, rental losses reduce modelled taxable income at the marginal rate set by the inputs. Your accountant confirms your tax position. Under the 2026 reforms, established residential acquired after 12 May 2026 has rental losses quarantined to property income only, with indefinite carry-forward of the excess. StratMap models both the pre-reform (legacy NG) and post-reform (quarantined) regimes based on each property's classification.

Div 43 flat 2.5%/yr on construction cost portion for 40 years. Div 40 diminishing value (200%/10yr life) on Year 1 plant and equipment pool. Both applied automatically based on property purchase year and new-build flag. Depreciation is not claimable on PPOR.

Yes. Sell modal includes 50% CGT discount (if held over 12 months), marginal-rate proxy calculation, PPOR-year apportionment for properties that transitioned between IP and PPOR. Under the 2026 reforms, as announced in the 2026-27 Budget (not yet law), the model shows a sale after 1 July 2027 under cost-base indexation with a 30% minimum tax. Your accountant confirms the treatment. Split-treatment for pre + post-reform gains.

Yes. The engine carries the published stamp duty schedule for all eight states and territories, re-checked annually (NSW is indexed each 1 July). Overrideable via the Assumptions modal or per property.

The law changed on 10 August 2026. New limited recourse borrowing arrangements over residential property are banned, under the Treasury Laws Amendment (Tax Reform No. 1) Bill 2026, which received Royal Assent on 26 June 2026. Arrangements entered into before that date are grandfathered, and borrowing for business real property is unaffected.

So what the tool does now depends on which of those you are in. You can still set ownership structure to SMSF at add time. For a property your fund already holds under an existing arrangement, the model applies the 70% loan to value cap, treats losses as trapped at the fund with no flow through to your personal income, and applies the one third capital gains discount instead of the usual half. For a new residential purchase, the model will tell you the borrowing path is closed rather than project one.

Two things the model does not do, so you know where the edge is. It does not yet charge the fund's 15% rate in years the property runs at a profit, so a positive year is shown untaxed in the output. And it does not model contributions, pension phase, or the sole purpose test. Those belong with your accountant and your SMSF auditor. Nothing here is a recommendation to establish or use an SMSF to buy property, which is financial product advice and requires a licence we do not hold.