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SMSF Property Investment Calculator

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Calculate whether buying property through your self-managed super fund (SMSF) makes financial sense. Covers LRBA, contributions, and compliance costs.

Free to useNo data storedAI insightsUpdated: February 2026

Buying property through an SMSF can be tax-effective — rental income is taxed at just 15% (0% in pension phase) and capital gains get a 33% discount. But it comes with complexity: LRBA loans charge 1-2% above standard rates, annual compliance costs are $3,000-$6,000, and there are strict rules about who can use the property. You need a minimum $200K in super (ideally $300K+) just to make SMSF property viable. This calculator helps you run the numbers to see if the tax benefits outweigh the extra costs and restrictions.

Enter Your Details

Enter Your Details

$

Combined super balance of all SMSF members

$

Purchase price of the property you're considering

$

Expected weekly rental income

LRBA loans are special SMSF loans with higher rates and strict rules

Number of members contributing to the fund

Years until the youngest member reaches preservation age

$

Combined annual contributions from all members (concessional + non-concessional)

Real-World Examples

Couple with $400K SMSF

2 members, $400K super balance, buying $500K property with LRBA, $50K/year contributions, 15 years to retirement.

LRBA loan: ~$200K at 8%. Annual rent: $23,400 (taxed at 15% = $3,510 tax). Compliance costs: ~$5,000/year. Net annual cash flow: ~$8,000-$12,000 positive (after loan + costs). At retirement in 15 years: property worth ~$900K (4% growth), zero tax in pension phase. But consider: $400K in diversified ETFs might grow to $1.1M with less risk.

Frequently Asked Questions

Glossary

LRBA (Limited Recourse Borrowing Arrangement)
A special loan structure allowing SMSFs to borrow to purchase a single asset, with the lender's recourse limited to only that asset.
Bare Trust
A trust that holds the SMSF property title during the LRBA loan period. Once the loan is repaid, the property transfers to the SMSF.

Disclaimer: This calculator provides estimates only and should not be relied upon for financial decisions. Interest rates, fees, and policies change frequently. Always verify information with lenders directly. This is general information, not personal financial advice. Consider seeking advice from a licensed mortgage broker or financial advisor.

Last updated: February 2026

How to Use
  1. Enter your total SMSF balance.
  2. Set the target property price.
  3. Add expected weekly rent.
  4. Choose whether you need an LRBA loan or can pay cash.
  5. Enter the number of members and annual contributions.
  6. Review the long-term projection comparing SMSF property to other investment options.
Key Information
  • Minimum recommended SMSF balance for property: $300,000+ (ATO guidelines suggest $200K minimum to justify compliance costs).
  • LRBA interest rates: typically 1-2% higher than standard investment home loans.
  • SMSF rental income taxed at 15% (accumulation phase) or 0% (pension phase).
  • Capital gains: 15% tax with 33% discount for assets held 12+ months, or 0% in pension phase.
  • Annual SMSF running costs: $3,000-$6,000 for audit, admin, tax return, and ASIC fees.
Pro Tips
  • The real benefit kicks in when the property enters pension phase (0% tax on rental income and capital gains).
  • Model the scenario where you DON'T buy property — would diversified super investments (ETFs, shares) perform better?
  • If using an LRBA, the SMSF must be able to meet repayments from contributions + rent without relying on future contributions.
  • Never buy property from a related party (except business real property at market value) — it's an in-house asset rule breach.
Avoid These Mistakes
  • Not having enough super balance — SMSF fees eat into returns disproportionately when the balance is under $300K.
  • Putting all SMSF eggs in one basket — a single property can be 80%+ of total super, violating diversification principles.
  • Not understanding LRBA rules — you can't renovate significantly, you can't change the property's character, and you can't live in it.
  • Forgetting that you can't sell the property to yourself when you retire — it must be sold at arm's length or transferred in specie.
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