Rent Roll Calculator
Rent Roll Value Calculator
What is your rent roll worth? Enter your doors, average rent and fee, then move the multiplier. The value updates as you go. Free, and nothing to sign up for.
Your book
Most books trade between 2.5x and 3.5x annual income. Quality moves it within that range.
Indicative value
At 3.0x annual management income
Annual income
$186,401
AAMI per door
$1,864
Range at 2.5x – 3.5x
$466,001 to $652,402
How a rent roll is valued
A rent roll sells on a multiple of what it earns. Take the annual management income, the fees the book brings in over a year, and apply a market multiplier. That is the whole model. The income sets the floor. The multiplier is where the real money is won or lost, because two books earning the same amount can trade at very different multiples.
The formula
Value = Annual management income × Multiplier
Annual management income is your doors times AAMI per door, where AAMI is average weekly rent times the management fee (ex GST) times 52.14. The multiplier normally sits between 2.5 and 3.5 for residential books. Where yours lands is a judgement on quality, not a fixed number.
What moves the multiplier
Same income, different price. This is where it happens. Buyers pay more for a book that is cheap to run and hard to lose, and less for one that is going to fight them.
Pushes it up: low arrears, low landlord churn, tight geographic density, fees held at market, clean compliance and trust accounting.
Pulls it down: heavy fee discounting, landlords concentrated in a few hands, properties scattered across regions, tribunal history, and gaps in compliance.
Worked example
100 doors, at $550 average weekly rent, on a 6.5% fee.
Annual management income = 100 × 550 × 6.5% × 52.14 = $186,400
At a 3.0x multiplier, value = $559,200
Lift the same book to 3.3x on quality and it is $615,120. That is the multiplier at work.
Common questions
How is a rent roll valued?+
On a multiple of its annual management income. Work out the total income the book earns in fees over a year, then apply a market multiplier, commonly between 2.5 and 3.5 times. That gives you an indicative sale price.
What multiplier should I use?+
Most residential rent rolls trade between 2.5 and 3.5 times annual management income. Where a specific book lands comes down to operational quality: low arrears, low landlord churn, tight geographic density, healthy fee levels and clean compliance push it up. The opposite pulls it down.
What is the difference between the income and the sale price?+
The income is what the book earns in management fees each year. The sale price is that income multiplied by the market multiplier. A book earning $180,000 a year at a 3.0 multiple is worth around $540,000.
Why do two rent rolls with the same income sell for different prices?+
Because income is only the starting point. Perception creates interest. Operational quality determines price. Two books at the same income but different arrears, churn and density will attract different multiples, and that gap can run to hundreds of thousands of dollars.
Does GST affect the valuation?+
The income figure is calculated on the ex-GST management fee, because GST is collected for the ATO and is not income to the agency. Most rent roll sales are also treated as a going concern, which is GST-free, but that is a matter for your accountant.
This gives you a range
Where your book actually lands in that range comes down to quality. Your RolliScore rates it out of 100, and shows you what is holding the multiple back. Free.
Score your book, free →