Sample Portfolio Snapshot for a fictional client. Joe and Kate Bloggs, their addresses and their figures are invented; the suburb data is real, through August 2026. Back to paradigmadvisory.com.au

PARADIGMSample · Fictional ClientJoe and Kate Bloggs · 2026-09-27

Prepared before your call with Adam

Joe and Kate, here is where you really stand.

An honest read of each property you own, the one gate your portfolio is stuck at, and how far each path takes you toward an income that makes work a choice. Nothing here is a sales document. It is what we would want to know if it were our portfolio.

01 · Where You Stand

Your position today.

$2,335,652

Portfolio value

$1,367,000

Total debt

$968,652

Net equity

59%

Portfolio LVR

$795,087

Capital you could put to work: $60,000 cash plus $735,087 equity to 90%

-$7,000

What the portfolio asks of you a year, after rent, interest and costs

Values are your figures where you gave them, and the suburb estimate where you did not. Your home's mortgage is not counted in the annual figure, and a property held in super is shown but never funds the personal portfolio.

02 · Property by Property

The honest read on what you own.

Every verdict is Paradigm's own read, computed from five years of sales and listings data for each suburb with the same method we use to decide where we buy. Each card shows the three things that method weighs: where the suburb's prices sit in their cycle, how much is for sale against the suburb's own history, and whether homes are selling faster than they are listed. Supply moves first, usually six to twelve months before price.

14 Alder Court, Newcomb VIC 3219

House, 3 bed · bought 2017-03 · Your home

Joint namesHold

$720,000Value (your figure)
$380,000Loan
53%LVR
$268,000Equity to 90%
$520,000 · 2017-03Bought

Price cycle

+10% this year

Last year +5%. Last six months +3.7%.

Still accelerating

Homes for sale

1.9 months of stock

A year ago 1.8. Its own five-year normal is 2.7.

Tight and steady

Sales against new listings

1.3 sold per new listing

A year ago 1.5. Above 1.0, homes sell faster than they list.

Buyers ahead, easing

Suburb median, five years$650,000

Bought 2017-03, before this history begins. A year ago the median was $568,500.

Months of supply, five years1.9 months

Dashed line is the suburb's own five-year median, 2.7. Lower is tighter.

Sales per new listing, four years1.3 to 1

Dashed line is parity, where stock arrives as fast as it clears. Peaked at 1.6, five months ago.

Newcomb is still growing, up 10% over the year, and the supply side has not turned: 1.9 months of stock against a five-year median of about 2.7. Hold.

As your home it is never sold in any plan. Its job is the $268,000 of equity accessible to 90% of value, which funds what follows. Lending decisions sit with your broker. Your figure. Suburb value band $593,788 to $740,926.

The numbers behind this property

Suburb median (12 months)

$645,000

Suburb value band

$593,788 to $740,926

Growth, 12 months

11.2%

Growth, 3 months

2.9%

Five-year average

3.6% a year

Best year of the last three

10.4%

Months of supply

1.9 (a year ago 1.8)

Days on market

19 median, 11 to 39

Sold above asking

36% (a year ago 10%)

Sales, 12 months

109 (a year ago 100)

Active listings now

Vendor discount

-4.0%

Rent estimate

$491/wk for 3-bedroom houses in Newcomb

Gross yield

4.0%

Vacancy

1.4%

Rent growth, 12 months

6.7%

27 Bayswater Road, Kirwan QLD 4817

House, 4 bed · bought 2021-06

Personal namesSell review

$650,000Value (your figure)
$360,000Loan
55%LVR
$225,000Equity to 90%
$430,000 · 2021-06Bought
$560/wkRent

Price cycle

+13% this year

Last year +20%. Last six months +4.4%.

Slowing after a run

Homes for sale

2.4 months of stock

A year ago 1.4. Its own five-year normal is 1.8.

Loosening fast

Sales against new listings

1.2 sold per new listing

A year ago 1.6. Above 1.0, homes sell faster than they list.

Buyers ahead, easing

Suburb median, five years$673,000

Bought 2021-06, before this history begins. A year ago the median was $580,000.

Months of supply, five years2.4 months

Dashed line is the suburb's own five-year median, 1.8. Lower is tighter.

Sales per new listing, four years1.2 to 1

Dashed line is parity, where stock arrives as fast as it clears. Peaked at 2.0, 23 months ago.

Kirwan has had its run: the best year in the last three was 27% and growth has slowed to 13%, with stock on market up 70% over the year. In every market we studied, the turn, not the size of the run, was the danger sign. A conversation about the cycle, not an instruction to sell.

Equity accessible to 90% of value: $225,000. That is a deposit already sitting in the portfolio. Lending decisions sit with your broker. Your figure. Suburb value band $596,943 to $790,572.

The numbers behind this property

Suburb median (12 months)

$662,000

Suburb value band

$596,943 to $790,572

Growth, 12 months

14.4%

Growth, 3 months

2.4%

Five-year average

15.2% a year

Best year of the last three

27.2%

Months of supply

2.4 (a year ago 1.4)

Days on market

29 median, 15 to 50

Sold above asking

70% (a year ago 68%)

Sales, 12 months

391 (a year ago 492)

Active listings now

Vendor discount

-3.3%

Rent estimate

$653/wk for 4-bedroom houses in Kirwan

Gross yield

4.8%

Vacancy

0.5%

Rent growth, 12 months

5.6%

8 Gillies Street, Wendouree VIC 3355

House, 3 bed · bought 2023-11

Personal namesHold

$525,652Value (suburb estimate)
$430,000Loan
82%LVR
$43,087Equity to 90%
$480,000 · 2023-11Bought
$470/wkRent

Price cycle

+13% this year

Last year +10%. Last six months +4.5%.

Still accelerating

Homes for sale

1.3 months of stock

A year ago 1.5. Its own five-year normal is 2.7.

Tight and steady

Sales against new listings

2.0 sold per new listing

A year ago 1.8. Above 1.0, homes sell faster than they list.

Buyers ahead

Suburb median, five years$542,300

Gold dot is the month you bought. You paid $480,000. A year ago the median was $460,000.

Months of supply, five years1.3 months

Dashed line is the suburb's own five-year median, 2.7. Lower is tighter.

Sales per new listing, four years2.0 to 1

Dashed line is parity, where stock arrives as fast as it clears. Peaked at 2.4, three months ago.

Wendouree is still growing, up 13% over the year, and the supply side has not turned: 1.3 months of stock against a five-year median of about 2.7. Hold.

No accessible equity yet: the loan already sits near 90% of value. Suburb estimate for houses. Band $475,820 to $616,664.

The numbers behind this property

Your property since you bought

+10% against the suburb's +18%: in line with the suburb

Suburb median (12 months)

$540,000

Suburb value band

$475,820 to $616,664

Growth, 12 months

17.8%

Growth, 3 months

3.7%

Five-year average

5.7% a year

Best year of the last three

13.2%

Months of supply

1.3 (a year ago 1.5)

Days on market

27 median, 16 to 48

Sold above asking

37% (a year ago 16%)

Sales, 12 months

282 (a year ago 297)

Active listings now

Vendor discount

-3.0%

Rent estimate

$423/wk for 3-bedroom houses in Wendouree

Gross yield

4.2%

Vacancy

1.4%

Rent growth, 12 months

4.6%

3/42 Boundary Road, Newcomb VIC 3219

Unit, 2 bed · bought 2014-08

Joe's nameHold, watching

$440,000Value (your figure)
$197,000Loan
45%LVR
$199,000Equity to 90%
$295,000 · 2014-08Bought
$400/wkRent

Price cycle

+8% this year

Last year +3%. Last six months +4.5%.

Starting to move

Homes for sale

1.8 months of stock

A year ago 1.3. Its own five-year normal is 2.7.

Loosening

Sales against new listings

1.3 sold per new listing

A year ago 1.3. Above 1.0, homes sell faster than they list.

Buyers ahead, easing

Suburb median, five years$527,500

Bought 2014-08, before this history begins. A year ago the median was $479,500.

Months of supply, five years1.8 months

Dashed line is the suburb's own five-year median, 2.7. Lower is tighter.

Sales per new listing, four years1.3 to 1

Dashed line is parity, where stock arrives as fast as it clears. Peaked at 1.6, seven months ago.

Newcomb is still growing, up 8% over the year, but stock on market has rebuilt 42% since last year. Growth follows supply, so this is the suburb we watch most closely. Hold for now.

Equity accessible to 90% of value: $199,000. That is a deposit already sitting in the portfolio. Lending decisions sit with your broker. Your figure. Suburb value band $471,030 to $702,926.

The numbers behind this property

Suburb median (12 months)

$520,000

Suburb value band

$471,030 to $702,926

Growth, 12 months

3.3%

Growth, 3 months

1.9%

Five-year average

4.1% a year

Best year of the last three

7.7%

Months of supply

1.8 (a year ago 1.3)

Days on market

17 median, 9 to 26

Sold above asking

27% (a year ago 10%)

Sales, 12 months

40 (a year ago 34)

Active listings now

Vendor discount

-2.4%

Rent estimate

$436/wk for 2-bedroom units in Newcomb

Gross yield

4.3%

Vacancy

0.8%

Rent growth, 12 months

7.2%

03 · Why We Sell and Buy Again

The goal is the income, not the number of properties.

Most people set out to collect properties. A portfolio held that way hits a cashflow ceiling: every property added costs more to hold than the last, the growth in the early ones is already spent, and the next purchase waits for rents to catch up. The goal is the income, not the count. When a suburb has had its run, the equity it made is worth more redeployed into a suburb at the start of its run than left where the run has finished.

Pick the income that would make work a choice. Every result below is a full run of our planning model on your actual position, three ways. Each path ends the same way: the properties are sold down into a commercial asset that pays the income at a 6% net yield. What differs is how soon the portfolio is big enough to do it.

Passive income target

You told us $150,000 a year, enough to make work a choice. The target line on the chart is the net wealth that supports this income at a 6% net yield.

Hold what you have

Change nothing. Your properties grow, the rents grow, and when the equity is there, everything is sold down into a commercial asset that pays the income.

Houses bought along the way

Unit blocks bought

Sold and redeployed along the way

Sold down at the end to convert

Commercial asset bought with the proceeds

Deepest annual shortfall before the income lands

Buy and hold

Add a house only when the rents have caught up enough to carry it, and the equity you draw for the deposit, inside your comfort figure. Never sell along the way. Convert at the end.

Houses bought along the way

Unit blocks bought

Sold and redeployed along the way

Sold down at the end to convert

Commercial asset bought with the proceeds

Deepest annual shortfall before the income lands

Sell and move up

Hold each house through its front-loaded growth, about three years, then sell it and put the money and the lending back to work. Once the portfolio is big enough, stop buying houses and save for unit blocks. Convert to commercial for the income.

Houses bought along the way

Unit blocks bought

Sold and redeployed along the way

Sold down at the end to convert

Commercial asset bought with the proceeds

Deepest annual shortfall before the income lands

Hold what you haveBuy and holdSell and move upNet wealth that supports the target

Modelled on the methodology's growth, rent and rate assumptions applied to your properties and to $600,000 purchases at 90% LVR. Neither path is capped by lending; what your borrowing capacity does to the next purchase is in the Can You Purchase chapter below. Selling is modelled with a flat 25% CGT estimate. An illustration of the two approaches, not a forecast, and never a promise.

Lock the target with us on the call

04 · The Theory of Constraints

Every portfolio is stuck at exactly one gate.

A portfolio never stalls everywhere at once. It stalls at one of three gates: the credit to borrow, the capital to transact, or the cashflow to hold. Find the gate that binds, build to open it, and a different gate takes its place. Each gate below is tested against the next purchase: a $600,000 house at 90% LVR in VIC.

Next up

Access to Credit

$680,000

Broker-confirmed borrowing power

The next purchase needs a loan of about $550,800. Your broker's figure is $680,000.

What the banks will lend you. Lending appetite, not property, most often sets the ceiling on the next purchase, and it changes with structure, income and what you already hold.

How we build around it

Structure the lending first: broker strategy, entity structure, and rental income from the right next asset all widen this gate before it is hit.

Clear

Access to Capital

$795,087

$60,000 cash plus $735,087 accessible equity

The next purchase needs about $120,770 in cash and costs. You have $795,087 available.

What you can put on the table for deposits, duty and costs: your cash plus the equity you can access. Capital that is not deployed is not compounding.

How we build around it

Keep it compounding, never idle: each purchase is sized so capital is working, with a buffer held back deliberately rather than by accident.

Binding now

Access to Cashflow

$24,000

Your confirmed annual comfort; the portfolio asks $7,000 today

Today the portfolio asks $7,000 a year. With the next purchase it would ask about $24,482, against your $24,000.

What you can comfortably carry each year while rents catch up to interest. This is the gate that governs pace: every purchase has to fit inside it.

How we build around it

Pace, not brakes: acquisitions are sequenced so the shortfall never breaches your comfort, and a matured asset can be sold to reset the ceiling when the plan calls for it.

What this means for you

Joe and Kate, the gate that binds you today is cashflow, not money. You could put $795,087 to work, well above the $120,770 the next purchase needs. But your portfolio already asks $7,000 a year of you, and the next purchase would take that to about $24,482, past the $24,000 you are comfortable with.

Open that gate and pace passes to the next one: credit. Your broker's figure of $680,000 leaves $129,200 of room after the next purchase.

What opens the cashflow gate

Fund the shortfall from capital

Your $795,087 of accessible capital would carry the $24,482 a year shortfall that comes with the next purchase for about 32 years. Negative cashflow is an investment fundable from capital, not a bill from the pay packet; the question is how much of that capital you want working in property instead.

Sell the property doing the least for you

Ranked by how its suburb reads today, weakest first. Selling releases the credit that property is using and its holding cost, as well as the capital. The suburb read says which has the least growth left; the cashflow column says which changes it most.

#	Property	Suburb read	Cashflow a year	Loan released	Net proceeds
1	27 Bayswater Road, Kirwan QLD 4817 Held in personal names: worth a conversation with your broker about what selling would do for your lending.	Sell review	-$318	$360,000	$235,000
2	3/42 Boundary Road, Newcomb VIC 3219	Hold, watching	$2,539	$197,000	$206,750
3	8 Gillies Street, Wendouree VIC 3355 Held in personal names: worth a conversation with your broker about what selling would do for your lending.	Hold	-$9,221	$430,000	$84,239

Net proceeds are after the loan and a flat 25% CGT estimate. CGT shown is a flat 25% estimate for planning purposes only, not financial or tax advice. Speak with your tax adviser before any sale.

Credit

Ask your broker for a current borrowing capacity; we join that conversation.

Gate readings are estimates from your figures and our modelling assumptions, not financial advice. Borrowing power changes with lender policy and your circumstances. All timing subject to finance confirmation with your broker.

05 · Can You Purchase

On capital, you could purchase today. Cashflow is the gate, and the options above are how it opens.

Nothing has to settle before this question matters. This is what your position supports today: the maximum price your capital carries the moment you choose to move. Move the capital, the loan-to-value ratio and the state; every figure here is precomputed from your own numbers.

Cash Available

$60,000

Ready to move today

Equity Accessible

$735,087

Refinance headroom to 90% across your portfolio

Deployable Capital

$795,087

The pool that funds your next move

Borrowing Capacity Left

$680,000

Broker confirmed

Capital You Want To Put In $790,000

$50,000$790,000 available

Loan-to-Value Ratio

Purchase State

Maximum purchase price, if you went again today

Loan at this price

Capital this deal uses

Capital still in reserve

Where the capital goes

Deposit--

Stamp duty--

Inspections, insurance, legals, conveyancing--

Paradigm acquisition fee$18,000

Post-settlement maintenance buffer$5,000

Total capital required--

Estimates for planning only, not financial or tax advice. Stamp duty and cost tables current at January 2025, investor rates, no concessions. Assumes a house purchase in a personal name with the bank valuation at the contract price. All timing subject to finance confirmation with your broker.

06 · What Happens Next

Three steps, and the first one is the call.

The strategy call

We walk through this page together, lock the income target, and agree which gate we are opening first.

Your plan

The full Paradigm Shifter: the sequence of moves year by year, and what has to be true for it to work.

The first acquisition

A brief set with you, a search that starts the day it is signed, and a property presented inside thirty days.

Joe and Kate, everything on this page is true of your position today. What changes it is a decision, and that is what the call is for.

What you told us

Cash you could put to work: $60,000
Comfortable annual top-up: $24,000 (your figure)
Income target: $150,000 a year, enough to make work a choice
Borrowing capacity: $680,000
14 Alder Court, Newcomb VIC 3219: bought 2017-03 for $520,000, loan $380,000, Joint names
27 Bayswater Road, Kirwan QLD 4817: bought 2021-06 for $430,000, loan $360,000, Personal names, rent $560 a week (your figure)
8 Gillies Street, Wendouree VIC 3355: bought 2023-11 for $480,000, loan $430,000, Personal names, rent $470 a week (your figure)
3/42 Boundary Road, Newcomb VIC 3219: bought 2014-08 for $295,000, loan $197,000, Joe's name, rent $400 a week (your figure)

How the figures were produced

Interest at 6.5% to 2027 and 5.5% from 2028; management 7% of rent; running costs $4,000 a property a year; rents grow 5% a year.
Capital growth on residential follows the Paradigm growth curve: 15%, 12%, 10%, then 7% a year from year four. Every modelled purchase is a $600,000 to $800,000 house at 90% LVR and a 4% gross yield.
Accessible equity is the loan topped up to 90% of value. Whether a lender agrees is your broker's call.
The next purchase is costed as a $600,000 house at 90% LVR in VIC, with stamp duty, costs, an $18,000 Paradigm fee and a $5,000 buffer.
CGT shown is a flat 25% estimate for planning purposes only, not financial or tax advice. Speak with your tax adviser to confirm your actual position before any sale.
Suburb reads apply Paradigm's suburb selection method to five years of monthly sales and listings data: growth from the suburb's own median sale price, months of supply and days on market against the suburb's own history, the change in supply over the year, sales against new listings, and yield. Buyer competition is shown as data and is not part of the score. Sales volume and buyer enquiry per listing were tested against what prices did next and carried no information, so they are no longer shown.
Modelled figures in the path chart are illustrations of the methodology on your numbers, not forecasts or promises.

Data

Suburb sales and listings data monthly from 2021-09-30 through 2026-08-31; latest market snapshot 2026-07-31.
Suburb reads apply Paradigm's suburb selection method, version 4.2 (September 2026).
Prepared 2026-09-27.