# PropBoss

> AI-powered property investment platform for Australian investors — portfolio tracking, automated bank feeds, tax reports, and 14 free calculators.

PropBoss helps Australian property investors manage their entire portfolio in one place. Built by Mates With Property Pty Ltd, an Australian company, PropBoss is designed specifically for the Australian market with ATO compliance, state-specific rules, and local bank feed integration.

The platform supports three user types: Owner/Investor (the primary user), Partner (approved professional partners), and Admin. The property owner is the central hub — all service providers and data connect to the owner.

Key capabilities:
- Track rental income, expenses, loans, and equity across your whole portfolio
- Support for multiple ownership entities (personal, trusts, companies, SMSFs)
- Automated bank feed sync via Fiskil (Australian bank data provider)
- AI-powered email processing — forward bills and statements, they are automatically categorised
- ATO-compliant depreciation schedules (Division 40 and Division 43)
- End-of-financial-year tax summaries and reports
- Document storage organised by property
- 30-year cash flow forecasting with scenario modelling

## Pricing

PropBoss uses simple monthly plans (AUD, GST included):
- Lite: $29/month — 1 property, 1 entity, 1.5M AI tokens/month, 2GB storage
- Starter: $49/month — up to 3 properties, 1 entity, 2M AI tokens/month, 5GB storage
- Pro: $95/month — up to 6 properties, multiple entities, 4M AI tokens/month, 20GB storage
- Max: $150/month — up to 12 properties, multiple entities, 8M AI tokens/month, 50GB storage
- Above the 12 properties included on Max, additional properties are billed monthly — $10 each for the 13th–25th, $8 for the 26th–50th, $6 beyond that — and each one adds 0.5M AI tokens to the monthly allowance
- Every plan includes every feature — plans differ on capacity, plus multiple ownership entities which start on Pro
- AI top-up packs: $15 per 1M tokens if a busy month uses the allowance
- 14-day free trial with no card required upfront, no setup fee

## Platform Features

### Portfolio Tracking
Track property values and equity positions across your entire portfolio. Monitor performance over time with real-time valuations. Support for multiple entities including trusts, companies, and SMSFs. Compare properties side-by-side with benchmarking tools.

### Financial Management
Track every dollar flowing through your portfolio. Monitor rental income, expenses, and cash flow for each property individually and across the whole portfolio. Automated bank feed integration categorises transactions automatically. AI processes forwarded bills and ownership statements.

### Tax and Depreciation
Generate ATO-ready end-of-financial-year reports. Track deductions throughout the year with automatic categorisation. Integrated depreciation schedules calculate Division 40 (plant and equipment) and Division 43 (capital works) claims. Capital gains tax calculations with the 50% discount for assets held 12+ months.

### Loan Tracking
Monitor interest rates, repayments, offset account balances, and loan-to-value ratios across all your property loans. Track P&I vs interest-only loans. Allocate loan portions across properties for accurate interest deduction claims.

### Document Storage
Secure cloud storage organised by property. Store leases, contracts, inspection reports, receipts, invoices, insurance certificates, and any other property documents. Documents are automatically filed when processed via email.

### Performance Analytics
Detailed charts showing rental yield, capital growth, and portfolio trend analysis. Property comparison tools. Understand how each property contributes to your overall portfolio performance.

### Cash Flow Forecasting
Project your portfolio growth with 30-year cash flow forecasts. Model different scenarios with customisable assumptions for rent growth, capital growth, expense increases, and interest rate changes. Useful for retirement planning.

### AI Email Processing
Forward property-related emails (bills, ownership statements, insurance certificates) to your PropBoss inbox. AI automatically classifies the email, extracts relevant data, matches it to the correct property, and files documents. Supports bill processing, statement reconciliation, and duplicate detection.

### Maintenance Tracking
Log and track maintenance issues for every property. Keep a complete history of repairs, costs, and contractor details. Attach photos and documents to maintenance records.

## Free Property Investment Calculators

All calculators are free to use with no signup required. They use current Australian tax rates and state-specific rules.

### Rental Yield Calculator
URL: https://www.propboss.com.au/tools/rental-yield-calculator
Calculate gross and net rental yield on any Australian investment property. Enter the property value and weekly rent to get instant gross yield. Add expenses (management fees, insurance, rates, maintenance, strata) for accurate net yield. Useful for comparing potential investments and benchmarking existing properties against market averages.

### Cash Flow Calculator
URL: https://www.propboss.com.au/tools/cash-flow-calculator
Analyse weekly, monthly, and annual cash flow including tax benefits for an investment property. Factors in rental income, loan repayments, property expenses, depreciation claims, and your marginal tax rate. Shows pre-tax and after-tax cash flow positions. Helps determine whether a property is positively or negatively geared.

### Negative Gearing Calculator
URL: https://www.propboss.com.au/tools/negative-gearing-calculator
Estimate your negative gearing tax benefit based on your income and investment property expenses. Uses current Australian marginal tax rates including the Medicare levy. Shows the annual tax benefit, your effective cost of holding the property after tax, and how negative gearing reduces your taxable income.

### Equity Calculator
URL: https://www.propboss.com.au/tools/equity-calculator
Calculate usable equity across your portfolio for your next property purchase. Enter current property values and loan balances. Calculates available equity at 80% LVR (no LMI) and 90% LVR (with LMI). Useful for planning portfolio expansion without needing additional cash deposits.

### Tax Deduction Checklist
URL: https://www.propboss.com.au/tools/tax-deduction-checklist
Interactive checklist of every tax deduction available to Australian property investors. Covers interest on loans, property management fees, council rates, water rates, insurance, repairs and maintenance, depreciation, travel (where applicable), and more. Enter estimated amounts for each deduction to calculate total annual deductions and estimated tax savings based on your marginal tax rate.

### Depreciation Estimator
URL: https://www.propboss.com.au/tools/depreciation-estimator
Estimate Division 40 (plant and equipment) and Division 43 (capital works) depreciation claims by property type and age. Select property type (house, unit, townhouse), construction year, and purchase price. Uses ATO effective life data and diminishing value/prime cost methods. Shows estimated first-year and five-year depreciation claims.

### Portfolio Return Calculator
URL: https://www.propboss.com.au/tools/portfolio-return-calculator
Calculate total returns across your property portfolio including capital growth, rental yield, and equity gains. Enter multiple properties with purchase prices, current values, and rental income. Shows annualised returns, total equity position, and portfolio-level yield. Useful for understanding overall investment performance.

### Offset Account Calculator
URL: https://www.propboss.com.au/tools/offset-calculator
See how much interest your offset account saves over the life of your loan. Enter your loan amount, interest rate, loan term, and offset balance. Compares total interest with and without the offset. Shows monthly and lifetime savings. Demonstrates the power of parking cash in offset rather than a savings account.

### Refinance Calculator
URL: https://www.propboss.com.au/tools/refinance-calculator
Compare your current loan with a new rate to determine if refinancing is worth the switching costs. Enter current and proposed loan details including rates, fees, and terms. Calculates break-even point, monthly savings, and total savings over the loan term. Factors in discharge fees, application fees, and any break costs.

### Rental Increase Calculator
URL: https://www.propboss.com.au/tools/rental-increase-calculator
Calculate a fair rent adjustment and see the impact on your annual returns. Enter current rent and proposed increase (dollar or percentage). Shows new weekly/monthly/annual rent, yield impact, and how the increase compares to CPI. Useful for annual rent reviews and understanding the relationship between rent and yield.

### Land Tax Calculator
URL: https://www.propboss.com.au/tools/land-tax-calculator
Calculate land tax across all Australian states and territories with current thresholds and rates. Each state has different thresholds, rates, and surcharges. Enter land values per state and the calculator applies the correct brackets. Covers NSW, VIC, QLD, WA, SA, TAS, NT, and ACT. Includes surcharges for trusts and foreign owners where applicable.

### Loan Repayment Calculator
URL: https://www.propboss.com.au/tools/loan-repayment-calculator
Compare principal and interest (P&I) vs interest-only (IO) repayments on investment property loans. Enter loan amount, interest rate, and loan term. Shows monthly repayments for both options, total interest paid, and the difference. Many investors use IO loans to maximise cash flow and tax deductions — this calculator quantifies the trade-off.

### Stamp Duty Calculator
URL: https://www.propboss.com.au/tools/stamp-duty-calculator
Calculate stamp duty (transfer duty) across all Australian states for investment properties. Each state has different thresholds and rates. Enter purchase price and state. Calculates total stamp duty, effective rate, and total acquisition cost. Investor properties do not qualify for first home buyer concessions, so this calculator uses standard investor rates.

### Capital Gains Tax Calculator
URL: https://www.propboss.com.au/tools/capital-gains-tax-calculator
Estimate capital gains tax on property sale. Enter purchase price, sale price, buying costs, selling costs, and holding period. Calculates net capital gain, applies the 50% CGT discount for assets held longer than 12 months, and estimates tax payable based on your marginal tax rate. Factors in cost base additions like stamp duty and capital improvements.

## Pages

- [Home](https://www.propboss.com.au/): PropBoss homepage with platform overview, feature highlights, and signup for Australian property investors.
- [Features](https://www.propboss.com.au/features): Detailed feature list — portfolio tracking, financial management, tax and depreciation, loan tracking, maintenance management, document storage, performance analytics, and cash flow forecasting.
- [Pricing](https://www.propboss.com.au/pricing): 14-day free trial with no card required upfront, then four simple monthly plans — Lite $29, Starter $49, Pro $95, Max $150 (AUD, GST included). Every feature on every plan; tiers differ on capacity. Above the 12 properties on Max, extra properties are billed monthly from $10 each.
- [About](https://www.propboss.com.au/about): About PropBoss and Mates With Property Pty Ltd. Australian-built, investor-first, AI-powered, transparent. Based in Australia.
- [Contact](https://www.propboss.com.au/contact): Contact the PropBoss team for questions, support, or partnership enquiries.
- [Blog](https://www.propboss.com.au/blog): Articles covering Australian property investment strategies, tax tips, market analysis, depreciation guides, and PropBoss platform updates.
- [All Calculators](https://www.propboss.com.au/tools): Directory page listing all 14 free property investment calculators with descriptions. No signup required.
- [Partner Program](https://www.propboss.com.au/partner-program): Partner accounts for buyer's agents, accountants, and mortgage brokers who support property investor clients.

## Guides

Property investment guides covering SMSF property, gearing strategy, and state-specific tax deductions across Australia.

- [Negative Gearing Explained](https://www.propboss.com.au/guides/negative-gearing): Detailed guide to how negative gearing works in Australia, including tax benefits, worked examples, claimable expenses, and the main risks.
- [Interest-Only Loans Explained](https://www.propboss.com.au/guides/loan-management): Detailed guide to interest-only vs principal-and-interest loans for Australian investors, including serviceability, offset strategy, repayment shock, and live loan calculator proof.
- [Land Tax Explained](https://www.propboss.com.au/guides/land-tax): Detailed guide to land tax in Australia for property investors, including state thresholds, deductions, live calculator screenshots, ownership-structure implications, and worked examples.
- [Investment Property Depreciation Explained in Australia](https://www.propboss.com.au/guides/depreciation): Detailed guide to investment property depreciation in Australia, including Division 40 vs Division 43, established-property restrictions, source-dated ATO rule notes, and live estimator screenshots.
- [Capital Gains Tax Explained](https://www.propboss.com.au/guides/capital-gains-tax): Detailed guide to capital gains tax on Australian investment property, including worked sale examples, the 50% discount, the 6-year rule, depreciation interaction, and live calculator proof.
- [Rental Property Management Explained](https://www.propboss.com.au/guides/rental-management): Detailed guide to rental property management in Australia, including rent review workflow, management fee trade-offs, notice and tribunal considerations, and live rent-increase calculator proof.
- [Property Investment Software Explained](https://www.propboss.com.au/guides/property-investment-software): Detailed guide to choosing property investment software in Australia, including spreadsheets vs apps, portfolio workflows, live calculator screenshots, and practical software-selection criteria.
- [Buying an Investment Property with Super](https://www.propboss.com.au/guides/buying-investment-property-with-super): Detailed guide to buying Australian investment property through an SMSF, including rules, LRBA borrowing, costs, worked examples, and common mistakes.
- [Tax Deductions by State](https://www.propboss.com.au/guides/tax-deductions): Overview and index of state-specific property tax deduction guides.
- [NSW Tax Deductions](https://www.propboss.com.au/guides/tax-deductions/nsw): New South Wales — land tax thresholds, stamp duty rates, and state-specific deductions for property investors.
- [VIC Tax Deductions](https://www.propboss.com.au/guides/tax-deductions/vic): Victoria — land tax surcharges, stamp duty (including foreign buyer surcharge), and state-specific deductions.
- [QLD Tax Deductions](https://www.propboss.com.au/guides/tax-deductions/qld): Queensland — transfer duty, land tax, and state-specific deductions for investment properties.
- [WA Tax Deductions](https://www.propboss.com.au/guides/tax-deductions/wa): Western Australia — land tax, transfer duty, and state-specific deductions.
- [SA Tax Deductions](https://www.propboss.com.au/guides/tax-deductions/sa): South Australia — land tax, stamp duty, and state-specific deductions.
- [TAS Tax Deductions](https://www.propboss.com.au/guides/tax-deductions/tas): Tasmania — land tax, duty rates, and state-specific deductions.
- [NT Tax Deductions](https://www.propboss.com.au/guides/tax-deductions/nt): Northern Territory — no stamp duty on some transactions, territory-specific deductions.
- [ACT Tax Deductions](https://www.propboss.com.au/guides/tax-deductions/act): Australian Capital Territory — land tax, duty, and territory-specific deductions.

## Reference

- [Glossary](https://www.propboss.com.au/glossary): Comprehensive glossary of Australian property investment terms. Covers negative gearing, positive gearing, depreciation (Division 40, Division 43), capital gains tax, rental yield (gross and net), LVR, offset accounts, strata, body corporate, settlement, stamp duty, land tax, trust structures, SMSF property rules, and more.

## Legal

- [Terms of Service](https://www.propboss.com.au/terms): PropBoss terms and conditions of use.
- [Privacy Policy](https://www.propboss.com.au/privacy): How PropBoss collects, stores, and handles user data. Australian Privacy Act compliance.
- [Information Security Policy](https://www.propboss.com.au/infosec-policy): PropBoss information security practices and data protection measures.

## Company

- **Company**: Mates With Property Pty Ltd
- **Product**: PropBoss
- **Website**: https://www.propboss.com.au
- **Country**: Australia
- **Target Users**: Australian property investors (individual investors, trust holders, SMSF trustees)
- **Tech Stack**: Next.js, Supabase (PostgreSQL), TypeScript, Tailwind CSS