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The beginner’s guide to SMSF property investment

By eSuperfund

Promoted by esuperfund

Want to maximise your retirement savings? Using your self-managed super fund to invest in property could be the answer you’re looking for.

If you’re trying to get your foot in the door of the property market but are struggling to scrape together the necessary funds, you might consider using the money in your self-managed super fund (SMSF).

Investing in property with your SMSF offers an alternative way to build your portfolio and help set yourself up for an independent retirement, without dipping into your current savings.

According to the Australian Taxation Office (ATO), Australians currently have around $590 billion invested in more than half a million SMSFs. Part of the attraction that’s driving Australian investors to manage their own super is the potential to grow your retirement savings through property investment.

Whether you have the cash available in your SMSF to buy an investment property outright, or want to borrow to cover the difference, here are some tips on using your SMSF to invest in property.

 

Borrowing to buy property

If you don’t have enough money in your SMSF to purchase a property outright, you do have the option of borrowing to buy.

Your SMSF provider might be able to connect you with approved lenders, who can provide the finance you need to purchase either a residential or commercial investment property.

The benefits of this are two-fold. Firstly, since you can use funds already in your SMSF as a deposit, you might be able to buy an investment property much sooner than if you had to save a deposit out of your own pocket.

Secondly, using an investment property to set up an income stream that pays into your SMSF, or cashing in on capital gains at discounted tax rates when you sell, might help fund your next property purchase if you’re keen to keep growing your portfolio.  

 

Positive vs negative gearing

Before you start developing an investment strategy, you’ll need to understand the difference between positive and negative gearing.

Positive gearing is when you buy an investment property with the expectation that you’ll draw income from collecting rent. That means the rent you charge needs to be more than the interest on the loan and associated property expenses to create a regular profit. This income must be paid into your SMSF for use during retirement.

Negative gearing, on the other hand, is when the rent you collect is less than the interest on the loan and expenses of managing the property. You can claim the losses you make against your taxable income. This option focuses on long-term capital gains – that is, the amount a property increases in value over time. The goal is that when you eventually sell the property, the capital gains will cover your short-term losses and deliver a final profit.

 

The tax benefits

The tax benefits of using your SMSF to invest in property run deeper than using negatively geared losses to reduce your income tax.

If you’ve positively geared a property, any rental income that is generated is taxed at a low rate of 15 per cent. When you sell the property, capital gains are taxed at 15 per cent if owned for less than a year or 10 per cent if you’ve owned the property for more than a year.

But the news gets better. If you sell your investment property after your SMSF goes into the pension phase, you pay no capital gains tax. Alternatively, if you hold onto the property, you won’t pay any tax on the rental income you receive during the pension phase.

 

Associated costs and restrictions

There are costs associated with operating an SMSF that you should be aware of. In addition to interest charges on your mortgage, if you have one, and the costs of managing an investment property, you’ll also need to pay for an annual independent audit of your SMSF and cover any associated legal, insurance and administration costs.

You’re not allowed to buy a property from a member of your SMSF or any related party, and you can’t live in a property owned by your SMSF, use it as a holiday house, or rent it to members of your family. However, you can use a trust to rent any commercial property you purchase through your SMSF to any businesses you own.     

Using your SMSF to invest in property gives you the potential to grow your retirement savings, helping you set yourself up for an independent financial future.

Download the SMSF Guide to Investing in Property eBook or Information Package to learn about other resources on ESUPERFUND


Sources:

https://www.ato.gov.au/media-centre/media-releases/ato-releases-latest-smsf-statistics/

https://www.esuperfund.com.au/Libraries/website-pdf/smsf-property.pdf

https://www.moneysmart.gov.au/investing/borrowing-to-invest

https://www.ato.gov.au/Super/Self-managed-super-funds/Thinking-about-self-managed-super/Consider-the-cost,-time-and-skills/

https://www.ato.gov.au/super/self-managed-super-funds/investing/restrictions-on-investments/related-parties-and-relatives/

 

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FROM THE WEB

podcast

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Luke’s first property investment included what he now looks back on as “learning experiences”.  He chose it only because it was close to where he lived, he bought it at the peak of the market and he elected to manage his (unreliable, damage-prone) tenants alone. Now, 16 years on Luke has 30 properties and a much better idea about how to approach the investment game.

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In this episode of the Smart Property Investment Show Luke joins host Tim Neary to unpack how he went about educating himself, how his investment style has changed over time and why patience is the name of the game.

Luke will also share how his initial mistakes discouraged him and had him doubting the wisdom of being an investor, and how his realisation of the importance of active management bought him back into line.  He will discuss the importance of having a strong support team and why it’s smart to put a proper value on your personal time.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

RELATED AREAS OF INTEREST:

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AREAS MENTIONED: 

Sydney
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An unsure start in property investment leads to a 30-property portfolio
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  ["title"]=>
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  string(115) "

Promoted by Blue Ink Finance.

Budgeting tips when your Personal Debt is High.

" ["fulltext"]=> string(8092) "

Credit card debts and personal loans are the greatest obstacle between everyday people and their potential to live in financial freedom.

Of course, I understand that sometimes getting a small personal loan is absolutely necessary. Unexpected costs like medical expenses can make personal loans the only option.

However, the majority of us have debt simply because we spend more than we earn.

In either case, your number one priority is unlocking those chains of debt that are holding you back.

I’m going to give you some tips for budgeting with hefty personal debt, but first I want to talk about the impact those loans are having on your life.

How much is your debt really costing you?

Over the years that you’re paying off your loans at the minimum repayment, the interest on those items will end up costing you multiple times more than the original borrowed amount - and those endless due dates will haunt you. There’s no freedom in that!

Let me give you an example. You’ll be shocked, I guarantee it!

Let’s say you have around $4,000 of credit card debt, charged at 19.99% p.a. If you paid only the minimum monthly amount, it would take 37 years to pay off the total debt.

How much will that $4,000 debt cost you? $19,200. Depressing, isn’t it?

You might feel like you need a full-blown money explosion to get out of debt, but don’t despair just yet.

What you need to do is arm yourself with a strategic budget, and I’ve got some tips to help you.

Budgeting while you have hefty personal debt is tough, but possible – and it’s essential for eliminating that debt forever. Let’s have a quick look at how you can start to tackle that mountain of borrowed money.

It’s time to take charge and break some chains!

There’s a method for reducing debt that has an excellent success rate, if you’re committed:

  1. Make a realistic budget (and stick to it)
  2. Reduce your expenses and/or increase your income until you are in the black
  3. Save an emergency fund first
  4. Pay off your personal loans and credit cards, starting with the either the smallest debt first or the debt with the highest interest rate
  5. Revise your budget as you go along.

Why an emergency fund is paramount to success

You’ll see I’ve put saving an emergency fund before paying off your loans. Even a small amount initially, like $500, is enough to stop the cycle of borrowing to pay bills, then paying out even more in interest each month, which leaves less in the bank to pay the next bill.

Once you have a buffer saved, then you can start aiming some serious firepower on your debt, and that’s when it gets exciting!

Think back to my credit card example. If you upped the payments each month from $84 per month to $212, you would have the card paid off in two years and save $14,285 in interest. That’s worth a little bit of effort, wouldn’t you agree?

Tips for a budget that works

You may need to cut back drastically on your expenses to clear your debt, but here’s some other ways to make the most of your budget:

  • Find micro-ways to reduce your expenses every day. Make work lunches at home, cancel a pay TV subscription, find a better phone deal, or pass on your afternoon chocolate bar from the vending machine. Instead of spending $40 on a takeaway dinner, have a bowl of cereal!

  • Find a friend who will keep you accountable. Having someone else who shuns a pricey outing to the day spa for a walk along the beach instead will make you feel better about saying ‘no’ to expensive events that will blow the budget.

  • Refinance your home loan to release some funds. If you have a mortgage, talk to us at Blue Ink Finance about the possibility of refinancing your home loan to allow you to release some equity to help clear your high interest, personal debt. It’s not always the best strategy, but it’s worth investigating, especially if you can consolidate it into a home loan that has a significantly lower interest rate.

  • If your income increases, leverage it! The only place that extra money should go is into paying off more debt. Enough said!

  • Refine and polish your budget as your circumstances change. Your budget shouldn’t stay the same. As you find more ways to decrease your expenditure and become adept at sticking to your financial plan, fine-tune your budget to reflect your savvy saving. Any spare change goes directly onto your debt.

  • Automate payments of bills, so you don’t spend the money first. This saves you from late fees if you forget, too.

The reality is that you won’t have a profitable budget until you get rid of that high-interest debt. The beauty of a budget is that it can get you there! Knock the debt, stay away from borrowing except for assets like property, and you’ll have a well-oiled financial plan that kicks goals instead of paying lenders!

At Blue Ink Finance, we have a team of expert brokers as well as a panel of industry experts that understand all the nuances of positioning your personal finances to kick real goals with Property Assets and can support you in achieving your goals.

Give the team at Blue Ink Finance a call on 1300 888 796 or click here to request your Complimentary Finance Review with one of our experienced Finance Coaches now.

And see how having a panel of industry experts on your side, can fast track your property goals.

About The Author

David Wegener
Chief Executive Officer
Blue Ink Finance

Who I am, and why I want to help you succeed.

As an award-winning Mortgage Broker with nearly 20 years’ experience in the finance industry, I’ve seen it all.

I’ve gone through constant industry changes and yet I still successfully help my customers borrow the money they need to get ahead.

As a Finance Coach, my goal is to help you understand your financial potential so that you can borrow with confidence.

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Leveraging your Blue Ink Finance Broker for more than just a loan.
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With the softening market impacting property values in many parts of Australia, Sally Dale, Opteon state director for NSW, ACT and Qld joins us to discuss the importance of valuations in the current property market

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Joining host Phil Tarrant, Sally will draw on her 25 years of experience in valuation and discuss the processes involved in arriving at a value for a particular property. She will also share how that process differs between commercial and residential properties and the difficulties which regional property valuations can present.

Sally will unpack the importance and cost of regular valuations on your properties, discuss whether presentation and owner input can sway a valuation and share what you should look for when seeking a reputable property valuer.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

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Sydney
Brisbane
Adelaide

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Can property presentation result in a higher valuation?

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