Plan
Thirty years, one year at a time. Buy, sell and switch loans when you intend to, and see where it actually leaves you.
The goal
Passive income is rent less holding costs less interest, after tax. The target is in today's dollars and gets inflated year by year, because a dollar in 2056 is not a dollar now.
Equity, value and debt
Passive income against the goal
The dashed line is the target, rising with inflation. Where the solid line crosses it is the year the portfolio pays for your life.
What you intend to do
A purchase that cannot be funded from savings plus releasable equity does not happen — it is marked short and the plan carries on without it. That is the point of writing it down.
Scenarios
Save the plan as it stands, then change it and compare. Two columns, same portfolio, different intentions.
Year by year
Assumptions
One growth rate for every property, because nobody knows better. That is a reason to show the number and move it, not to dress it up.
Every formula on this page
General information only. Not financial, tax or credit advice. A projection is arithmetic on assumptions you chose, not a forecast. Property does not grow at one smooth rate, rents do not rise every year, rates move, and a thirty-year plan will be wrong in ways nobody can see from here — treat the shape as the message and the precision as an accident of the maths. Purchases are tested against savings plus equity releasable at 80%, but not against a lender's servicing assessment; check that on the borrowing power page, because equity is rarely what stops a portfolio. Capital gains tax on a sale uses the same brackets as the exit page and assumes the property was held over twelve months and is not a main residence. Land tax, vacancy, maintenance beyond the holding costs you entered, and lenders mortgage insurance on future purchases are not modelled. Rate tables are and have not been independently verified. Your data stays in this browser.