Investors may be interested in borrowing in a self managed super fund (SMSF) to invest within a residential property. However, investors need to be wary as this is not always the most financially effective way to buy property.

Self managed super has grown from a specialised strategy into a massive market comprising about one-third of the nation’s superannuation savings.

This can be attributed to a number of factors, including to marketing hype and expectations of continuing low interest rates fuelling demand for property. As the popularity of buying property through SMSFs grows, so too does the need for awareness and understanding.

It is essential that investors fully understand the benefits and consequences of borrowing to own a property in a SMSF compared to owning it in their own right.

Generally speaking, investors who pay the top marginal tax rate could be better off with a personal loan after set-up costs, management fees, and capital gains tax are deducted from the gross gains.

Buying a residential property through a SMSF carries additional responsibilities such as the fund’s trustees only being allowed to rent to tenants under “arms length” arrangements. Also, any rise in interest rates, falls in property value or overpriced properties would eat away at the profits.

Even negative gearing, which allows property investors to deduct interest costs against other income sources, may not be enough to offset the SMSFs higher legal and borrowing costs.

Call our team to discuss SMSF and property investment today!

Source: Leenane Templeton Chartered Accountants & Business Advisors – End Of Year Update

Disclaimer

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In the new financial year, many DIY super funds will try to expand the diversity of their investment strategies. Including a residential property in a fund’s portfolio is beginning to be a popular choice. There are a number of rules and dangers, however, that potential investors should be aware of.

Most importantly, a fund cannot buy a property owned by a fund member or someone related to that member. Although a fund can acquire investments from a related party, such as shares, commercial property or units in certain managed investment trusts, it cannot purchase a residential property from a related party.

Some funds might wish to strategise and get around this prohibition by creating a unit trust. A unit trust is an arrangement whereby money from different investors is pooled to buy an investment. The value of the investment is converted into units which are issued to investors in proportion to the money they invested.

A family home, or residential property owned by a fund member, could be invested in by a unit trust. The fund will run into problems however, if it is entitled to more than half the units. Under super rules, where an asset is an in-house asset, no more than 5% of the market value of the super fund’s assets can be committed to the investment.

There are severe penalties if it is established that a unit trust was used to circumvent the prohibition on acquiring assets from related parties.

Investing in property might still be a good super fund strategy and it is worth considering the range of properties available. If a fund is going to diversify in the new financial year, be sure to get professional advice and ensure that the property investment does not break super rules.

This article is for guidance only, and professional advice should be obtained before acting on any advice herein. Neither the publisher Leenane Templeton The Self Managed Super Specialists nor the distributors can accept any responsibility for loss occasioned to any person as a result of action taken or refrained from in consequence of the contents of this publication. See our financial planning website for further information. This article relates to Australia, NSW and does not take into account any legislative or other changes made after 1 April 2011.

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