Buying property through a Self-Managed Super Fund (SMSF) is very different from taking out a regular home loan. SMSF loans are governed by superannuation law, while standard mortgages are regulated under consumer credit law. Knowing how these loans differ helps you decide whether investing in property through your super is the right move.
Before you proceed, it’s essential to seek professional guidance from a licensed financial adviser, accountant, and mortgage broker who specialises in SMSF lending.
An SMSF loan operates under a Limited Recourse Borrowing Arrangement (LRBA). This means the loan is taken out by the SMSF, but the property is legally held in a separate holding trust, often called a bare trust.
If the fund defaults, the lender can only recover the property purchased under the LRBA. The rest of the SMSF’s assets remain protected. This design helps limit financial exposure and ensures compliance with superannuation law.
Unlike most standard home loans, SMSF loans rarely include redraw or offset features. Some lenders may offer limited offset options, but these are uncommon due to strict fund separation requirements.
SMSF loans must comply with the Superannuation Industry (Supervision) Act 1993 and Australian Taxation Office (ATO) guidelines. Key restrictions include:
The property must be used purely for investment and cannot be lived in or rented by fund members or their relatives.
The SMSF generally can’t buy residential property from a related party, though it can acquire certain commercial or “business real property” from members at market value if properly leased.
Properties purchased under an LRBA can’t be improved using borrowed funds. However, the SMSF can use its own existing money for maintenance or minor repairs that don’t change the property’s fundamental nature.
A standard home loan, by contrast, allows far more flexibility for personal use, renovations, or redevelopment.
SMSF loans are designed to keep fund assets completely separate from members’ personal finances. This means:
Offset accounts are typically unavailable, although some lenders may offer specialised versions that meet compliance rules.
Redraw facilities are rarely permitted, as additional repayments generally can’t be withdrawn.
All loan repayments and related costs must be made directly from the SMSF’s bank account.
These conditions are in place to maintain compliance with superannuation and tax law.
Property investment through an SMSF is taxed differently from owning property personally.
Rental income and capital gains are taxed within the super fund at the concessional superannuation rate of 15 % during the accumulation phase.
If the property is held for more than 12 months, capital gains may receive a one-third discount, effectively reducing the tax rate to 10 %.
When the SMSF moves to the pension phase, investment income and capital gains from assets supporting retirement pensions can be tax-free.
Because the tax rules are complex and depend on each fund’s structure, trustees should always get advice from a registered tax agent or accountant experienced with SMSFs.
An SMSF loan must meet strict legal requirements to remain compliant. The sole purpose test applies, meaning the investment must only benefit members’ retirement savings. All expenses, repayments, and related property costs must be paid directly from the SMSF’s account, not from members’ personal funds.
Standard home loans do not have these restrictions and provide more freedom in how money is managed and how the property is used.
SMSF property investment can be a valuable strategy for building long-term wealth, but it comes with complex rules and strict oversight.
Before applying for an SMSF loan, it’s important to:
Speak with a licensed financial adviser to see if an SMSF investment strategy fits your retirement goals.
Consult a registered tax professional to understand the tax implications.
Work with a mortgage broker experienced in SMSF lending to compare lenders and find suitable options.
Getting the right advice will help you make confident, compliant decisions that protect your super and set you up for the future.
