Stessa Alternative for Australian Investors
Stessa doesn't work in Australia. Here's the AU equivalent, feature-for-feature.
The short answer: Stessa is US-only and cannot be used for Australian properties. The best equivalent for AU investors is PropAlly — it matches Stessa's owner-side portfolio tracker approach and adds Division 40 & 43 depreciation, AU state-specific compliance, and bond authority workflows for all 8 Australian states and territories.
Stessa is one of the most-recommended property portfolio trackers in the US — it's free, owner-side, and covers cash-flow, expense tracking and EOFY export for US investors. Australian investors regularly find it while searching for something similar, only to discover it doesn't support AU properties.
This page explains what Stessa does, why it doesn't work in Australia, and how PropAlly compares as the closest AU-built equivalent.
At a glance
PropAlly
AU-built owner-side portfolio tracker
Price: Free · $9–$35/mo AUD
Best for: Australian landlords and investors
Stessa
US-only owner-side tracker
Price: Free · US pricing
Best for: US-based investors (not compatible with AU properties)
Spreadsheet
Excel / Google Sheets
Price: Free
Best for: Investors happy with manual data entry
Feature-by-feature comparison
| Feature | PropAlly | Stessa | Spreadsheet |
|---|---|---|---|
Supports Australian properties Stessa is US-only — no AUD, no Australian tax categories, no state-specific compliance. | |||
AU tax (Div 40 & 43, negative gearing, land tax) | |||
ATO-aligned EOFY export | |||
AU state compliance (all 8 states/territories) | |||
Bond authority workflows (NCAT/VCAT/QCAT/RTBA/RTA) | |||
AI reads rental statements & invoices | |||
Multi-agent portfolio aggregation | |||
Free plan for one property | |||
iOS + Android app |
Frequently asked questions
Is Stessa available in Australia?▾
No. Stessa is a US-only product. It only supports US-based bank feeds, US dollar currency, US tax categories (Schedule E, US depreciation), and US-market real estate data. Australian properties cannot be added to Stessa. Australian investors looking for an equivalent typically use PropAlly.
What is the best Stessa alternative for Australian investors?▾
PropAlly is the closest Australian equivalent to Stessa. Like Stessa, it is owner-side (not agency-side), free for one property, and organised around a portfolio dashboard. Unlike Stessa, it is built for Australian tax rules (Division 40 & 43 depreciation, negative gearing, state land tax), all eight AU state and territory tenancy regimes, AU bond authorities, and works in Australian dollars.
Can I use Stessa for Australian rental properties?▾
No — Stessa cannot import Australian bank feeds, calculate Australian tax, or handle AUD amounts. Even where the categories look similar, the underlying tax rules are different: US Schedule E is not ATO Rental Schedule E, US MACRS depreciation is not Division 40 & 43, and Stessa has no concept of Australian state tenancy law. Attempting to use Stessa for AU properties will produce numbers that don't match your tax return.
How does PropAlly compare to Stessa on features?▾
The overlap is portfolio dashboard, cash-flow tracking, expense categorisation, and document storage. Where PropAlly goes further for AU investors: Division 40/43 depreciation schedules, negative gearing calculators, state-specific compliance (smoke alarms, bond, land tax, rent-increase rules per state), bond evidence packs for AU tribunals, AI email extraction of AU rental statements. Where Stessa is stronger: it's been on the market longer in the US and has more integrations with US-specific data providers — none of which apply in Australia.
Is there a free property portfolio tracker for Australian investors?▾
Yes — PropAlly is free for your first property with no credit card required. That covers cash flow, tax categories, bond evidence, state compliance and the full investor calculator suite. Paid plans start at $9/month once you own multiple properties.
Try PropAlly free for your first property
No credit card. Plans from $9/month if you own more than one property.