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Test the decision before you make it.

For investors with more than one rental property. See how a sale or a purchase changes your income, your wealth and the year your portfolio can fund your life, after tax in each country that taxes you, across the 76 it models.

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One family, three futures.

Lilly (44) and William (42) Harper own 4 rental properties, in Melbourne, Brisbane, Manchester and Dubai, and want $150k a year of passive income.

A worked example: one illustrative household, Base scenario, assumptions dated July 2026.

Keep all 4 properties

No sales, no purchases.

The properties' cashflow after tax stays under the goal line until the first retirement fund opens in 2042.

Sell Melbourne and Manchester in 2029

2029: the Melbourne apartment and the Manchester flat are sold, and the money goes to the loans.

In 2029, $63k a year comes from the 2 remaining properties and $91k from a 4% draw on the cash left over. Fewer properties keep growing.

Sell the same 2, buy off the plan in Dubai

2027: a second Dubai apartment is booked, AED2.2M paid from cash in stages. 2029: the 2 are sold and the apartment is handed over.

Income in 2029 is close to selling alone. From 2030 the new apartment's rent and growth add up, so they own the most of the three.

Goal year
2042the baseline
202913 years earlier than keeping everything
2029the same year as selling 2
Owned by 2046
$11.0Madjusted for inflation, the baseline
$10.0Madjusted for inflation, $931k less than keeping everything
$11.2Madjusted for inflation, $225k more than keeping everything

Freeholt's own charts from 2021 to 2046, one scale for all three futures, in Australian dollars, adjusted for inflation. An illustration, not advice; a licensed professional is the person to decide with.

Keeping everything reaches the goal in 2042, selling 2 in 2029, and selling 2 then buying off the plan in 2029.

The household, the assumptions, and how the search ranks plans

The household

Lilly 44 and William 42, living in Australia. 4 rental properties in 3 countries: Melbourne, Brisbane, Manchester and Dubai. 1 already sold, in Hobart. Shares in 2 currencies. 2 retirement funds, locked until 2042 and 2044. Combined debt $3.0M. Target: $150k a year of passive income, adjusted for inflation, and a net worth of $6.5M.

The decision

The Melbourne apartment carries their largest loan. Whether to sell it, and what else to sell, is not a question on its own. It depends on what the household is optimising for, and the search runs every path against each of these:

  • Reach the passive income goal soonestThe first year income after tax covers the target, and keeps covering it.
  • Reach the net worth target firstGrowing the balance sheet before converting it into income.
  • The most cashflow while net worth still growsIncome that rises with inflation year after year, not a one off spike.
  • The largest legacy for the childrenWhat is left at the end of the plan, after every tax and every cost.

Value growth 4.5%, rent growth 3.0%, loan rate 6.24%, inflation 3.0%, drawdown rule 4%, as at July 2026.

Passive income after tax against the target, the Combined Assets rule, retirement funds counted from their access year.

Read the whole worked example

The decisions you can test.

  • What if I sell a property?

    Buy, Sell or Hold

    Every property and every sale year, compared across the whole portfolio, after tax and selling costs.

  • What if I buy another?

    New Property Analysis

    A property you are considering, run through everything you own: your income, your debt and your goal year with it and without it.

  • What if the same money had gone into shares?

    Property vs. Shares

    A property against the same cash in an index or your own shares and ETFs, from the day you bought it and 30 years on, both after tax.

See your portfolio, year by year.

Each report runs on the same portfolio and the same engine, so a figure in one agrees with every other.

  • What is it all worth, each year?

    Net worth projections

    Net worth projections: the savings and investment levers beside net worth year by year.

  • How are my shares doing against a benchmark?

    Investment Portfolio

    Investment Portfolio: total value over time against a benchmark, the figures for each holding, and the allocation.

  • What does each property really keep?

    Net Rental Yield

    Net Rental Yield: what each let property keeps from its rent after interest, costs and tax, and where the rent goes.

Not ready to add your portfolio?

Try a quick estimate on rough figures first.

Open the quick estimate

Your country's tax rules, in detail.

Property tax rules in 76 countries. Pick yours to see what is modelled there, line by line.

Open any of the 76 countries

What Freeholt models in Australia

ApproximateTax on rental income
The Medicare levy is charged as a flat rate above one threshold rather than phased in, so the figure runs low for a higher earner. The Medicare levy surcharge and the low income tax offset are not modelled at all.
ModelledCapital gains on a sale
Priced in the year of the sale under the rules of that year.
ApproximateDuty on purchase
The published scale is priced. The foreign buyer surcharge is carried as one figure, where the real charge follows a rule that is not a single rate.
ApproximateAnnual property or land tax
Land tax uses each state's published general scale for an individual owner. Trusts, company and self managed super fund ownership, and several exemptions, change the result.
ModelledIncome tax beyond the rent
Salary and other income, stacked with the rent.
ModelledDividends, interest and share sales
Investment income and gains, with the local allowances.
ModelledRetirement savings
Contributions, the fund and the way out.
ModelledInheritance and what happens on death
Who pays, and on what, when property passes on.
Open the Australia page

What Freeholt models in the United Kingdom

ModelledTax on rental income
Resident and non resident rates, with interest and losses treated under the local rule.
ModelledCapital gains on a sale
Priced in the year of the sale under the rules of that year.
ApproximateDuty on purchase
The published scale is priced. The foreign buyer surcharge is carried as one figure, where the real charge follows a rule that is not a single rate.
Not yetAnnual property or land tax
Not priced here; the page says where the charge falls instead.
ModelledIncome tax beyond the rent
Salary and other income, stacked with the rent.
ModelledDividends, interest and share sales
Investment income and gains, with the local allowances.
ModelledRetirement savings
Contributions, the fund and the way out.
ModelledInheritance and what happens on death
Who pays, and on what, when property passes on.
Open the United Kingdom page

What Freeholt models in the United States

ModelledTax on rental income
Resident and non resident rates, with interest and losses treated under the local rule.
ModelledCapital gains on a sale
Priced in the year of the sale under the rules of that year.
ApproximateDuty on purchase
The published scale is priced from the rules in force, which differ by band and by buyer.
ApproximateAnnual property or land tax
Without a state, property tax is a national average of 1.1% of market value. Once a state is set on a property, that state's average effective rate is used instead. Actual bills are set by the county or city and can differ from either.
ModelledIncome tax beyond the rent
Salary and other income, stacked with the rent.
ModelledDividends, interest and share sales
Investment income and gains, with the local allowances.
ModelledRetirement savings
Contributions, the fund and the way out.
ModelledInheritance and what happens on death
Who pays, and on what, when property passes on.
Open the United States page

What Freeholt models in New Zealand

ModelledTax on rental income
Resident and non resident rates, with interest and losses treated under the local rule.
ModelledCapital gains on a sale
Priced in the year of the sale under the rules of that year.
None hereDuty on purchase
No duty is charged on a purchase here.
None hereAnnual property or land tax
No annual charge on the property itself here.
ModelledIncome tax beyond the rent
Salary and other income, stacked with the rent.
ModelledDividends, interest and share sales
Investment income and gains, with the local allowances.
ModelledRetirement savings
Contributions, the fund and the way out.
ModelledInheritance and what happens on death
Who pays, and on what, when property passes on.
Open the New Zealand page

What Freeholt models in Canada

ModelledTax on rental income
Resident and non resident rates, with interest and losses treated under the local rule.
ModelledCapital gains on a sale
Priced in the year of the sale under the rules of that year.
ApproximateDuty on purchase
The published scale is priced. The foreign buyer surcharge is carried as one figure, where the real charge follows a rule that is not a single rate.
Not yetAnnual property or land tax
Not priced here; the page says where the charge falls instead.
ModelledIncome tax beyond the rent
Salary and other income, stacked with the rent.
ModelledDividends, interest and share sales
Investment income and gains, with the local allowances.
ModelledRetirement savings
Contributions, the fund and the way out.
Not yetInheritance and what happens on death
Not modelled for this country yet.
Open the Canada page

What Freeholt models in the United Arab Emirates

ModelledTax on rental income
Resident and non resident rates, with interest and losses treated under the local rule.
None hereCapital gains on a sale
No general capital gains tax; the page says what applies instead.
ModelledDuty on purchase
One off, on the way in, at the scale in force.
None hereAnnual property or land tax
No annual charge on the property itself here.
ModelledIncome tax beyond the rent
Salary and other income, stacked with the rent.
ModelledDividends, interest and share sales
Investment income and gains, with the local allowances.
ModelledRetirement savings
Contributions, the fund and the way out.
Not yetInheritance and what happens on death
Not modelled for this country yet.
Open the United Arab Emirates page

What Freeholt models in Israel

ApproximateTax on rental income
All three elected tracks are priced: the monthly exemption, a flat 10% on the gross rent, and ordinary rates on the net, with the surtax and a resident's credit points. The monthly exemption is tested on the year's rent divided by twelve, a second owner without an age on file is priced as under 60, and the further 2% surtax on income from capital above ILS 721,560 is not added. So the figure can be off where the rent changes during the year, high for a second owner aged 60 or over, and low at the highest incomes.
ModelledCapital gains on a sale
Priced in the year of the sale under the rules of that year.
ModelledDuty on purchase
One off, on the way in, at the scale in force.
None hereAnnual property or land tax
No annual charge on the property itself here.
ApproximateIncome tax beyond the rent
Salary and other income, stacked with the rent, less the 2.25 credit points every resident gets. Points that depend on circumstances, such as a woman's extra half point or points for children, count only when a total is entered, so the figure can run high.
ModelledDividends, interest and share sales
Investment income and gains, with the local allowances.
ModelledRetirement savings
Contributions, the fund and the way out.
ModelledInheritance and what happens on death
Who pays, and on what, when property passes on.
Open the Israel page

Estimates for planning, not tax advice.

One portfolio can be taxed in three places at once.

  1. Where it sits.

    Each property, fund and account is taxed by the country it is in.

  2. Where you live.

    Your country of residence then applies its own rules to rent and gains from abroad: most tax them with credit for tax already paid there, some exempt them under a treaty (sometimes still counting them when setting the rate on other income), and some do not tax them.

  3. Your citizenship.

    Where your citizenship taxes you wherever you live, as the United States does, that is a third layer.

Your own version, in 3 steps.

Freeholt is a property portfolio planner for landlords and investors who hold more than 1 rental property, in one country or several.

  1. 1

    Set your goal.

    The income you want each year, and a net worth to reach.

  2. 2

    Add what you own.

    Properties, loans, investments, cash and retirement funds. Type them in, or upload a statement or a spreadsheet. Nothing is kept but the figures.

  3. 3

    See every year's income and net worth.

    Year by year, before your goal is reached and after it, after tax. Then test a sale, a purchase or a faster paydown.

How the numbers are checked.

One engine, checked against a reference model, on dated rules.

Built by property investors who run their own portfolio on it, across 5 countries of the ones it covers.

Every tool here was tested on that portfolio before it was offered to anyone else.

One engine
Every calculation runs through one engine, so a chart, a report and an export always show the same figure.
Checked row by row
That engine is checked against a separately built reference model, and the whole set of checks runs before any change ships.
Dated rules
Tax rules carry the date they were verified and are kept current as they change. Where something is not yet modelled, the app says so.

Tax tables last reviewed 15 September 2026. No bank login. No trackers. A complete copy of your data is one click away, on every plan. Security and privacy

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Free property calculators

  • Quick portfolio estimateRough figures, and the year your goals are reached.
  • Land tax (Australia)Annual land tax by state, from the land value.
  • Capital gains, old and new rules from 1 July 2027 (Australia)A sale under the 50% discount and under indexation, side by side.
  • Stamp duty (United Kingdom)Stamp duty, LBTT or LTT on a home purchase, band by band.
  • Real estate transfer tax (United States)Each state's transfer tax on a home purchase, and who pays it.
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Land tax calculator (Australia)Capital gains calculator, old and new rules from 1 July 2027 (Australia)Superannuation and SMSF property comparison (Australia)Stamp duty calculator (United Kingdom)Real estate transfer tax calculator (United States)Negative gearing explained (Australia)Rental income tax by country (Worldwide)Buying property abroad: rules for foreign buyers (Worldwide)

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