Portfolio LTV Calculator
Calculate aggregate loan-to-value across a property portfolio, the headroom available at a lender maximum, and what borrowing it would cost.
💼 Are you a real estate agent or broker? Send this calculator to your buyers on your own branded listing page — every enquiry comes straight to your WhatsApp. Create free agent page →Portfolio lenders assess aggregate loan-to-value across everything you own rather than each property in isolation. A single highly geared property matters less if the portfolio as a whole sits comfortably below the limit, and equity in one property can support borrowing against another.
Knowing the aggregate figure and the headroom at a lender's maximum tells you what a refinance could release before you approach anyone.
The calculation
Portfolio LTV = total debt ÷ total value × 100. The maximum the lender will allow is total value × the maximum LTV, and the headroom is that figure less the debt already secured. Interest on the headroom is shown on an interest-only basis, which is how most portfolio lending is structured.
Worked example
A portfolio worth 1,150,000 with 720,000 of debt has an aggregate LTV of 62.6% and 430,000 of equity. At a 75% maximum the lender would advance up to 862,500, leaving 142,500 of headroom. Drawn at 7% on interest only, that would cost about 831 a month.
Headroom is not free money
Releasing equity raises the portfolio LTV, increases monthly cost, and reduces the buffer if values fall. Lenders can also revalue and require repayment if the aggregate LTV breaches a covenant, so leaving genuine margin below the maximum is a deliberate risk decision, not caution.
Turn a calculation into an enquiry
Buyers who run these numbers are ready to talk. Give every listing its own page with your photo, phone and WhatsApp on it — leads land straight on your phone.
Create your free property pageFrequently asked questions
Why do lenders look at the portfolio rather than each property?
Because their exposure is to you, not to one building. Aggregate assessment lets strong equity in one property support another, and it also means one weak asset can be carried by the rest rather than failing on its own.
What aggregate LTV is comfortable?
Many portfolio landlords aim below 65 to 70 percent so that a market fall does not breach lending covenants. Running close to the maximum leaves no room for a revaluation, a void, or a rate rise.
Can I use equity in one property to buy another?
Yes, and it is the standard way portfolios grow. Refinancing to release equity funds the next deposit, but it increases gearing across everything you own, so each release makes the whole portfolio more sensitive to a downturn.