Smart Structure Calculator

Find out how much you can borrow, and how it's structured.

See how much of your home's equity you can put to work on your next investment property, and exactly how the two loans stack up.

See your usable equity in seconds
Compare your new loan, deposit and estimated LMI side by side

Ryan Loh

Empower Financial
0431 381 596

💡 Bookmark this page. Come back anytime to update your numbers as your equity and plans change.

1 · Your Home

2 · Investment Property

3 · Your Structure

4 · Cash Flow

Let's start with what you've already got

Tell us about your current home, and we'll work out how much usable equity you're sitting on.

Current Home Address

Estimated property value ($)

Current home loan balance incl. redraw ($)

Current interest rate (%)

Remaining term (years)

Current LVR—

Usable equity available (to 80% LVR)—

💡 Most lenders will let you borrow up to 80% of your property's value without paying Lenders Mortgage Insurance. The equity above your current loan, up to that 80% mark, is what's generally available to put toward your next property.

Now, the property you're looking at

Enter your budget and choose how much you'd like to borrow — up to 90% LVR, with an indicative LMI estimate if you go over 80%.

Investment property purchase price / budget ($)

Property state / territory

Loan-to-value ratio (LVR)

Estimated stamp duty ($)

Auto-estimated using general/investor duty rates for the selected state. Edit if you have an exact figure from your conveyancer.

Other purchase costs ($)

Legals, building & pest inspection, misc. buffer.

Buyer's advocate fee ($) — optional

Leave blank if you're not using a buyer's advocate.

Assumed investment loan interest rate (%)

Loan term (years)

New investment loan (80% of price)—

Deposit required (20% of price)—

Total purchase costs (stamp duty + other + advocate)—

Total cash / equity required—

Estimated monthly repayment (P&I)—

Here's how it's structured

Your equity is released as its own separate loan against your home — kept apart from your new investment loan, so the structure stays clean.

Your Home

—

Existing Loan

—

New Equity Loan

—

Remaining Equity

—

Existing loan — New equity loan — Remaining equity —

↓— released into your investment loan

Investment Property

—

New Investment Loan

—

LMI (capitalized)

—

Deposit

—

New investment loan — Deposit —

Existing loan New equity loan Remaining equity New investment loan / deposit LMI premium (capitalized) Cash shortfall

—

Total portfolio value

—

Total borrowings

—

Blended LVR

These figures are indicative estimates only, based on the numbers you've entered — they're not a loan approval or formal borrowing capacity assessment. Actual borrowing capacity depends on full serviceability, credit history, living expenses and lender policy. Stamp duty estimates use general/investor rates for the selected state and exclude any foreign buyer or first-home concessions — confirm the exact figure with your conveyancer or state revenue office. LMI estimates are indicative only and vary by lender, insurer, loan amount and loan purpose — your actual premium may differ. This isn't tax or financial advice — for structuring around tax or SMSF, we'll point you to Unity Accountants or Daryn, our financial planning partner.

How does the cash flow stack up?

Let's see the weekly and annual picture once the property is tenanted.

Weekly rental income ($)

Vacancy allowance (%)

Property management fee (%)

Council rates (annual $)

Water rates (annual $)

Landlord insurance (annual $)

Maintenance & repairs (annual $)

Body corporate / strata (annual $)

Your marginal tax rate (%)

Your annual loan repayment of — is carried over from the investment loan details you entered on step 2.

Effective annual rental income—

Total annual expenses—

Annual loan repayment (P&I)—

Net cash flow (annual)—

Net cash flow (weekly)—

Cash flow figures are indicative estimates only, based on the numbers you've entered. They don't account for depreciation, capital works deductions, or your full tax position. For an accurate picture of your after-tax position, speak with Unity Accountants.