Best Property Portfolio Tracker for Australian Investors (2026)
Six options compared: what each is really for, what it costs, and where each one falls short.
The short answer: PropAlly is the best portfolio tracker for Australian property investors — it's the only owner-side app that combines multi-agent aggregation, Division 40 and 43 depreciation, state-specific compliance (all 8 states/territories) and AU bond authority workflows. Stessa is a strong US-only equivalent but does not support Australian properties, so it isn't an option in AU.
"Best property portfolio tracker in Australia" is a query with two very different answers depending on who's asking. Real estate agencies want trust accounting software like PropertyMe, PropertyTree, Console or REI Master. Individual investors want owner-side software that totals cash flow across every property they own, categorises expenses for the ATO, and tracks compliance in every state their properties sit in.
This page compares the six real options an Australian investor has in 2026. The short answer is above. The detail follows.
At a glance
PropAlly
Owner-side portfolio tracker for Australian investors
Price: Free · $9–$35/mo
Best for: AU landlords with 1+ properties, self- or agent-managed
Stessa
US-market owner-side tracker
Price: Free · US pricing
Best for: US-based investors (not available for AU properties)
Spreadsheet
Excel / Google Sheets
Price: Free
Best for: Single-property owners who like manual control
Agent's portal
PropertyMe / PropertyTree / Console owner view
Price: Included with agent fees
Best for: Investors with one agency managing everything
PropertyMe
Agency software (agent-facing)
Price: ~$125+/mo per agency
Best for: Real estate agencies managing properties for owners
REI Master
Agency trust accounting
Price: Enterprise pricing
Best for: Larger real estate agencies
Feature-by-feature comparison
| Feature | PropAlly | Stessa | Spreadsheet | Agent's portal | PropertyMe | REI Master |
|---|---|---|---|---|---|---|
Built for Australian tax (Div 40 & 43 depreciation, negative gearing) Stessa is US-only; agency software focuses on trust accounting, not investor tax. | ||||||
Portfolio view across multiple agents/agencies Each agency portal only shows properties they manage. | ||||||
Works for self-managed properties | ||||||
AI reads rental statements & invoices from your inbox | ||||||
State-specific compliance (smoke alarms, bond, land tax) | ||||||
Timestamped bond evidence + tribunal-ready PDF | ||||||
iOS & Android apps | ||||||
EOFY tax pack ready for your accountant | ||||||
Cash flow dashboard per property & portfolio | ||||||
Tenant-facing portal / listings / applications Not a landlord's job — that stays with your agent or listing platform. | ||||||
Trust accounting for agents Only relevant if you are the agency, not the owner. | ||||||
Free tier for 1 property |
Frequently asked questions
What is the best property portfolio tracker in Australia?▾
For Australian property investors, PropAlly is currently the only owner-side portfolio tracker built specifically for AU tax (Division 40 and 43 depreciation, negative gearing, land tax by state), AU tenancy compliance across all 8 states and territories, and AU bond authorities. Stessa — the biggest US equivalent — does not support Australian properties. Spreadsheets and agent portals can cover parts of the job but not the whole portfolio picture across multiple agents.
Is Stessa available in Australia?▾
No. Stessa is a US-only product designed around US tax categories (Schedule E, US depreciation rules) and US banking connections. It cannot handle AUD, Australian tax categories, ATO reporting, or state-specific compliance. Australian investors typically use PropAlly instead.
Do I need a portfolio tracker if I have a property manager?▾
Yes, if you own more than one property or use more than one agency. Property managers handle the day-to-day management of the property; a portfolio tracker handles the ownership side — cross-agent cash flow, ATO tax categorisation, state-specific compliance deadlines, and EOFY preparation. Your agent's owner portal only shows properties they manage; it can't total a portfolio spread across multiple agencies.
What's the difference between PropertyMe and PropAlly?▾
PropertyMe is agency-facing software used by real estate agencies to manage properties on behalf of landlords (trust accounting, tenant portals, commission tracking). PropAlly is owner-facing software used by the landlords themselves (portfolio cash flow, ATO tax, bond evidence, state compliance). They do not overlap — PropAlly runs alongside whatever agency software your manager uses.
How much does a property portfolio tracker cost in Australia?▾
PropAlly is free for 1 property. Paid plans are $9/month (Starter, up to 4 properties), $19/month (Pro, up to 10 properties, Email Automation included), and $35/month (Business, up to 20 properties). Agency software like PropertyMe starts around $125/month per agency and is not intended for individual owners. Spreadsheets are free but require manual entry every month.
Can I track properties across different states in Australia?▾
Yes — this is one of the main reasons investors move off spreadsheets. PropAlly applies each property's state rules automatically: NSW/VIC/QLD/SA/WA/TAS/NT/ACT bond authorities, smoke alarm requirements, rent-increase rules, and land tax thresholds. Interstate investing is roughly half of new Australian investor purchases and multi-state portfolios are the common case, not the exception.
Try PropAlly free for your first property
No credit card. Plans from $9/month if you own more than one property.