Buy Investment Property With Super: 2026 SMSF Investor Guide

Yes, you can buy an investment property with super -- but only through a self managed super fund (SMSF). In 2026, buying investment property through your SMSF can provide tax benefits, long term capital growth, and financial security for retirement.

But buying property with super is highly regulated. The Australian Taxation Office (ATO) regulates SMSF property purchases, and mistakes can mean penalties or a fund wind-up. This guide covers the rules, costs, tax implications, and fit.

What Is an SMSF and How Can It Buy Property?

A self managed super fund is a private superannuation fund you manage yourself, with up to six members. Unlike industry or retail super funds, an SMSF gives you direct control over investment decisions, including the ability to purchase property.

Fund members can include family, business partners, or associates. Your SMSF can buy residential or commercial property if the purchase meets the sole purpose test: the asset must solely provide retirement benefits for fund members.

How to Buy an Investment Property With Super

Buying investment property through your SMSF follows a specific process.

Build Your Super Balance

Most SMSF property purchases require $200,000-$300,000 in superannuation balance to cover the deposit, stamp duty, legal fees, and a buffer. SMSF lenders typically require 20-30% down, so a $600,000 investment property needs $120,000-$180,000 for the deposit.

Boost your balance through salary sacrifice, voluntary contributions, a lump sum payment, or rolling over super funds. The 2025-26 concessional contributions cap is $30,000, with non-concessional contributions up to $120,000 annually.

Set Up Your SMSF

Establish an SMSF by appointing trustees, creating a trust deed, registering with the ATO, and opening a bank account. Setup costs typically run $2,000-$5,000. Your investment strategy must document why adding property suits fund members' retirement goals and risk profile.

Secure an SMSF Loan (LRBA)

Most SMSFs borrow using a limited recourse borrowing arrangement (LRBA). With an SMSF property loan, the property is held in a separate bare trust until the loan is repaid. If the fund defaults, the lender's recourse is limited to that single asset.

An SMSF home loan typically carries interest rates 1-2% higher than standard investment property loans -- around 7.5-8.5% variable in 2026. Lenders mortgage insurance can add to the cost.

Use our loan repayment calculator to model loan repayments and cash flow first.

Find a Suitable Property

Your SMSF must purchase property at market value from an unrelated party. The property must be for investment purposes only -- you cannot renovate with borrowed money under the LRBA, though minor repairs are allowed. Each LRBA covers one property only.

Complete the Purchase

The SMSF trustee signs the contract and settlement proceeds through the bare trust. Budget for conveyancing, building inspections, and landlord insurance on top of the agreed price.

Rules for Buying Investment Property Through Your SMSF

The ATO enforces strict rules around buying investment property through super funds. Breach penalties reach $18,780 per trustee.

The Sole Purpose Test

The asset must solely benefit fund members in retirement. No personal use, ever.

Related Party Restrictions

You, your relatives, and associates cannot live in or use the asset.

Rent must be charged at the going rate, and all transactions must be at arm's length.

LRBA Restrictions

Each LRBA can only cover one property -- a single acquirable asset. You cannot improve it with borrowed funds -- only maintain it.

Liquidity Requirements

Your fund must maintain enough cash to meet expenses, loan repayments, and member benefit payments. Don't let a single asset drain your fund's liquidity.

Tax Benefits of Buying Investment Property With Super

How SMSF Property Can Save Money on Tax

The tax advantages are why investors buy an investment property through super funds. SMSF property investment income is taxed at 15%, compared with personal rates up to 45%, helping build retirement savings faster.

Tax Event	SMSF Rate	Personal Rate
Rental income	15%	Up to 45% + Medicare
Capital gains tax (held 12+ months)	10%	Up to 23.5% (after 50% discount)
Income in pension phase	0%	Up to 45% + Medicare
Depreciation deductions	Claimable	Claimable

Real Dollar Impact

For property that can generate income of $30,000 per year, the tax saving is $4,500-$9,000 annually compared with personal ownership.

Over 15-20 years, this compounds into substantial retirement savings.

Pension Phase Benefits

Once you have reached preservation age and enter pension phase, both rent and capital gains are taxed at 0%.

This can support financial security through capital appreciation and tax-free income.

Costs of Buying Property With Super

All acquisition costs must be paid by the SMSF itself -- not from personal funds. When you purchase property through a managed super fund SMSF, factor in upfront fees, compliance costs, and SMSF property loan expenses.

Upfront Costs

• SMSF setup: $2,000-$5,000
• Legal and trust deed fees: $1,500-$3,000
• LRBA setup (bare trust): $1,500-$2,500
• Stamp duty: varies by state (calculate yours)
• Lender fees: $500-$1,500

Ongoing Costs

• Annual SMSF audit: $500-$1,500
• Fund administration and accounting: $2,000-$5,000/year
• Higher loan interest rates (1-2% above standard)
• Property management fees: 5-10% of rent
• Insurance premiums, council rates, maintenance

Pros and Cons of Buying an Investment Property With Super

Advantages

• Save money on tax -- income taxed at 15% (or 0% in pension phase)
• Capital gains tax discount -- 10% CGT on assets held over 12 months in accumulation phase
• Portfolio diversification -- adding property alongside shares and managed super funds
• Greater control -- choose the property, tenant, and property management approach
• Commercial premises -- lease business premises from your SMSF at market rate

Disadvantages and Risks

• High costs -- SMSF setup, compliance, and higher interest rates can eat into returns
• Concentration risk -- one holding can dominate your super funds
• Liquidity constraints -- property is illiquid if you need retirement benefits
• Strict compliance -- annual audits, ATO reporting, and trustee duties add work
• Limited improvements -- you cannot renovate while an LRBA is active

Commercial Property Through Your SMSF

Your fund can purchase a commercial premises from a related party -- a unique exception not available for residential assets.

If you own a business with your business partners, your SMSF can buy the premises and lease them back at market rate.

Your business gets a tax deduction on rent, and your super fund receives income taxed at just 15%. This builds wealth while your business pays rent to your own super.

Home Super Saver Scheme and Financial Assistance

The Home Super Saver Scheme (FHSS) provides financial assistance for first home buyers by letting them withdraw voluntary contributions up to $50,000. It is for a home buyer, not an investment strategy.

You cannot use the FHSS for investment purposes. If you want to buy investment property with super and benefit from property value growth inside a tax-advantaged structure, setting up an SMSF is the only path.

FAQs About Buying Property With Super

Can I Buy an Investment Property With My Super?

Yes -- but only through an SMSF. You cannot use industry or retail super funds to buy a specific property directly. You need to set up an SMSF, meet balance requirements, and follow ATO rules around the fund's purpose and LRBA borrowing.

How Do SMSF Asset Values Affect Your Property?

Your SMSF must report asset values annually. Each holding is assessed at market value for compliance and reporting. Ownership through a self managed super fund means the trustee -- not you -- holds the title.

Is It Worth Buying an Investment Property With Super?

Buying investment property with super generally makes sense when:

• Your super balance is at least $200,000-$400,000
• You have 10-15+ years until retirement
• You want to diversify your investment portfolio beyond shares and managed funds
• You're comfortable managing trustee responsibilities

Run the numbers with our portfolio return calculator to compare projected returns for your super investments.

Take Control of Your Property Investments

Whether you're buying investment property through super or building a portfolio, managing everything in one place matters. PropBoss helps Australian investors track returns, cash flow, and compliance -- including SMSF holdings.

Start your free trial today and see how PropBoss helps you manage your investments smarter.

This article is general information only and does not constitute financial advice. Consult a licensed financial adviser and SMSF specialist before making superannuation decisions.

For a quick definition, see our due diligence.

Also read our buying an investment property guide.