Calculator
Rent Roll Finance Calculator
Put in the rent roll you are looking at and your deposit. See what it is worth, what a lender will likely advance, whether the income covers the debt, and the gap to close, before you commit.
Your deal snapshot
The gap is the part your deposit and a standard advance do not reach. Closing it is our work, through the right specialist lender, the retention structure, or additional security. Book a free deal review and we will confirm your exact numbers against real lender settings.
↓ See how it adds up ↓
What the roll earns
How the funding comes together
Can the roll pay for itself
Income cover is the roll's total annual income divided by the annual repayments. Lenders want clear headroom here, because wages, software and rent must also come out of that income. Below about 1.5× the servicing conversation gets harder and the structure matters more.
What we would check next
- Whether the asking multiple is fair for the quality of this portfolio
- Arrears, geographic spread, and how transferable the managements are
- How the retention and clawback period should be structured
- Whether the management agreements are properly signed and assignable
- Which specialist lenders are realistic before you commit
Know your exact borrowing position before you sign anything. Bring the portfolio summary and the asking price, and we will confirm what a lender will actually advance on your deal.
Enquire nowIndicative estimate only, based on typical specialist lender settings. Not a credit quote, approval or advice. Rent roll values, advance rates and pricing depend on the lender's assessment of the specific portfolio.
Want these numbers checked? Send the result across and we'll tell you what a lender would make of it. No meeting required.
How rent roll borrowing actually works
A rent roll is valued as a multiple of the annual management income it produces, and specialist lenders advance a percentage of that value rather than funding the whole price (in circumstances where the existing rent roll being used as security has sufficient equity in it, a lender can fund the full purchase price). That leaves two numbers that decide whether a deal works: the equity you bring, and whether the roll's own income can carry the debt alongside the cost of running it. This calculator gives you both in seconds. The exact position depends on the portfolio's arrears, spread, systems and retention terms, which is the assessment we do with you.
For how lenders assess these deals in full, read our rent roll finance guide. If you are earlier in the journey, start with buying a rent roll.
Frequently asked questions
How is a rent roll valued?
As a multiple of its annual management fee income. This calculator builds that income from your properties under management, average weekly rent and management fee percentage, adds other fees and charges, then applies a multiple to reach the value. The multiple reflects portfolio quality rather than being a fixed number, moving with arrears, the spread and tenure of managements, average fee, and the systems and staff included in the sale.
How much will a lender advance against a rent roll?
A percentage of the assessed value rather than the full purchase price, which is why the deposit you bring decides your buying power. Where an existing rent roll used as security carries sufficient equity, a lender can fund the full purchase price. This calculator returns the likely advance and the resulting buying power at your chosen LVR, so you can see what a given deposit actually reaches.
Can the rent roll itself be used as security for the loan?
In many transactions yes. Specialist lenders take security over the management agreements and the income they produce, rather than requiring bricks-and-mortar property behind the whole facility. The strength of that security depends on how durable the income is, which is why arrears, tenure and assignability get assessed closely. Some deals still involve supporting security depending on size and the buyer's position.
What income does a rent roll need to cover its own debt?
The management income has to carry the loan repayment alongside the cost of actually running the portfolio, which is the second test this calculator applies. Property managers, software, insurance and premises all consume part of the fee income before anything reaches the debt. A portfolio that looks affordable on the headline income can fail once the running cost is counted, which is why lenders assess the operating position and not just the gross fee.