Updated 06/11/2026
Why not just use a spreadsheet to track my property portfolio?
A spreadsheet works well for one property, but it gets harder to trust as you add properties, loans and splits, because every update is manual and one wrong formula can throw out your totals without warning. A dedicated tracker does the adding up, keeps dates and documents together, and reminds you before things fall due.
Where spreadsheets work
- One or two properties with simple loans
- You enjoy building and maintaining them
- You update them regularly and check the formulas
Where they start to struggle
- Errors creep in. Research by Professor Raymond Panko at the University of Hawaii found an average cell error rate of 3.9% across 14 laboratory studies of people building spreadsheets. His conclusion: most large spreadsheets are likely to contain errors.
- Nothing reminds you. A spreadsheet will not warn you that a fixed rate ends next month or that insurance is due.
- Documents live elsewhere. Leases, contracts and depreciation schedules end up scattered across email and folders.
- Updating takes time. Rent, rates, valuations and loan balances all need typing in by hand.
- Sharing is messy. Emailing versions to an accountant or partner creates copies that drift apart.
A quick test
Can you answer these in under a minute from your spreadsheet?
- Your total equity across the portfolio today
- Your combined cash flow last month
- The next fixed rate expiry date
- Which property costs you the most to hold
If not, a tracker will probably save you time and stress.
Moving from a spreadsheet
You don't have to start from scratch. Opulo lets you import your existing spreadsheet, and most investors keep the old file as a backup until they trust the new numbers. Opulo was built by an investor who went through exactly this, and you can start free. Read more in Why your property spreadsheet stops working at two properties.