For Australian property investors
See your lending wall before it hits.
Other borrowing calculators give you one number for one loan. Property Runway maps your capacity across every purchase — applying APRA serviceability rules, rental-income shading and lender-tier logic — so you know exactly when the banks stop saying yes.
No sign-up · Free for 2 properties · Results in ~60 seconds
Borrowing capacity by purchase
P1 → P5
Illustrative — your runway depends on your own numbers.
The problem
Nobody warns you. The bank just says no.
Your first two properties are easy. Then you find the deal of the year — and the lender declines you. Not because the property is bad, but because three purchases ago your loan structure quietly burned your future borrowing power. The wall was always coming. You just couldn't see it.
How it works
Three inputs. Your whole runway.
- 01
Enter what you've got
Your income, living costs, existing properties, loans and rents. The numbers you already know — no documents, no sign-up.
- 02
We run the bank's maths
APRA's 3% serviceability buffer, rent shaded to what lenders actually count, every commitment included — yes, even 3% of each credit-card limit.
- 03
See where the wall is
Borrowing capacity at each purchase, the exact point it collapses to zero, and how re-sequencing your buys wins back room.
Under the hood
Built on the rules the banks actually use.
No vague “borrowing power” guess — the same levers that move a real serviceability assessment, modelled transparently.
- APRA serviceability buffer
- Lenders don't assess your real rate — they add a 3% buffer on top, then check you can still service the loan. We model the assessment rate, not the headline rate.
- Rental income, shaded
- Banks don't count all your rent. Most count just 70–80%, then subtract rates, insurance and a vacancy buffer. We shade rent the way lenders do, by tier.
- Sequencing & lender tiers
- Capacity isn't a fixed number. Each purchase changes the next, and past a point you graduate from the major banks to specialist lenders. We map the whole path.
FAQ
Straight answers.
What is a “lending wall”?
It's the point where a lender's serviceability assessment says no to your next purchase — even when you have equity. It's driven by your income, existing debt and how your loans are structured, not just your deposit. Property Runway shows where yours is before you make an offer.
Is this financial advice?
No. Property Runway gives general information only, using generalised lender assumptions. It can't account for your full circumstances or any specific lender's policy. Always confirm with a licensed mortgage broker or adviser before acting.
Do I need an account?
No. The two-property calculator is free and needs no sign-up. Enter your numbers and get an estimate in about a minute.
How accurate are the numbers?
They're estimates. The engine applies real serviceability mechanics — the APRA buffer, rental shading, debt-to-income limits — but uses generalised assumptions, not a particular bank's live policy. Treat the output as a well-informed projection, not a pre-approval.
Why don't lenders count all my rent?
Lenders “shade” rental income to build in a margin for vacancy, costs and risk — typically counting 70–80% of gross rent, and less for some loan types. It's one of the biggest reasons real borrowing capacity comes in below what investors expect.
What is APRA's serviceability buffer?
APRA requires lenders to assess your repayments at an interest rate around 3% above the actual rate, so you could still cope if rates rose. It's the single largest factor compressing borrowing capacity today.