Free investor tool
Equity calculator
Find out how much of your property's equity a lender may let you borrow against, and the purchase price that equity could support as a deposit plus buying costs.
Updated · Free, no sign-up
How it works
Equity versus usable equity
Equity is your property's value minus what you owe. Usable equity is the part a lender will usually let you borrow against: the value multiplied by a maximum loan-to-value ratio (LVR), minus your current loan. Most lenders cap this at 80% LVR without lenders mortgage insurance, and some go to 90% with it.
Usable equity is commonly used to fund the deposit and purchase costs on an investment property, with a separate loan for the rest. Whether you can borrow it still depends on your income, expenses and the lender's serviceability test, so treat the result as a ceiling, not a pre-approval.
The numbers are one part of the decision
We look at the figures alongside growth drivers, vacancy, supply and how a property fits your borrowing and portfolio plans, then choose the market that suits your strategy, wherever it is in Australia. See how we buy investment property.
FAQ
Common questions
How is usable equity calculated?
Multiply your property's current value by the lender's maximum LVR, then subtract your loan balance. A $900,000 home with a $500,000 loan has $220,000 of usable equity at 80% LVR ($900,000 × 80% − $500,000).
Why does the calculator use 80% LVR as the main figure?
Borrowing above 80% of a property's value usually triggers lenders mortgage insurance, which adds cost. Many investors keep each loan at or below 80% for that reason, but some lenders allow more.
What property price can my equity buy?
The calculator divides your usable equity by the deposit and purchase costs you will need, as a share of the price. With a 20% deposit and 5% costs, $100,000 of usable equity can support a purchase of about $400,000, subject to borrowing capacity.
Does the bank's valuation matter?
Yes. Lenders use their own valuation, which can be lower than an agent's appraisal or an online estimate. A lower valuation means less usable equity.
Is this financial advice?
No. It is a general estimate to help you compare options. It does not consider your personal circumstances, and results depend on the figures you enter. Check them with your accountant, mortgage broker or financial adviser before you act.
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