How do I work out equity across several properties?

Add up the value of every property, then subtract the total of all loans against them. The difference is your portfolio equity. The loan-to-value ratio is total loans divided by total value, expressed as a percentage.

What is usable equity in a portfolio?

Lenders usually let you borrow up to a share of your properties' value, often around 80%. Usable equity is that limit less your current loans; it is the equity you could draw on for another purchase, subject to lending rules.

Why track portfolio LVR?

Your overall loan-to-value ratio affects what you can borrow and your risk if values fall. Seeing it across the whole portfolio, rather than property by property, gives the true picture lenders look at.

Property Portfolio Equity Calculator

This calculator adds up your total equity and loan-to-value ratio (LVR) across your whole property portfolio, the view your bank actually takes when deciding what you can borrow next, rather than looking at each property in isolation. Enter the current value and the loan owing for each property you own, up to four in the tool, plus the lending limit your bank is likely to apply, commonly around 80% loan-to-value. The calculator returns your total portfolio value, total loans, combined equity, overall portfolio LVR as a percentage, and an estimate of usable equity, the amount you could potentially draw on against the whole portfolio for a further purchase, renovation or other lending, before any lender-specific checks. This matters because a lender assesses your total exposure across every mortgage, not each one on its own, so the combined figures give you a realistic starting point for planning your next move. Add or adjust rows to model buying, selling or paying down a property, and watch how your portfolio LVR and usable equity change. Property values and lending limits vary by lender and by property type, so treat usable equity as an indicative estimate only, not a loan offer or financial advice, and confirm your actual borrowing capacity with your bank or mortgage adviser.

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Your properties

Property value

Loan against it

Property value

Loan against it

Property value

Loan against it

Property value

Loan against it

Lending limit (LVR cap)

total portfolio equity

Total value$0

Total loans$0

Portfolio LVR0%

Usable equity$0

Usable equity is the lending limit applied to total value, less total loans; it is an estimate, as lenders apply their own rules and may treat some properties differently. Estimate only, not financial advice.

How it works

The calculator adds the value of every property and subtracts the total loans to give your portfolio equity. Your loan-to-value ratio is total loans divided by total value. Usable equity is your lending limit, often around 80%, applied to total value, less your current loans, which estimates how much you could borrow against the portfolio for a further purchase, before a lender's own checks.

Worked example

Two properties worth $850,000 and $650,000, with loans of $500,000 and $420,000, give $1,500,000 of value, $920,000 of loans and $580,000 of equity, an LVR of about 61%. At an 80% limit, usable equity is about $280,000, the rough headroom for another purchase.

Related calculators

Home Equity Calculator: single property.
Borrowing Capacity Calculator: what you can borrow.

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