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SMSF v Direct Property Investment

SMSF v Direct Property Investment?Buying property through super is a great way to build up your retirement savings.  So how do you compare SMSF v Direct Property Investment?
 
In the right situation it is an excellent strategy that delivers the choices, freedom and quality of life you want in retirement.

It’’s done through a self-managed superannuation fund, or SMSF. Using this avenue for wealth creation to buy a property inside super allows you to use your super fund balance as leverage. In most cases, you can borrow up to 80 per cent of the property value. Your super fund will contribute a 20 per cent deposit, plus around 5 per cent for purchase costs such as stamp duty.

So it is easy to see why taking advantage of this ability to borrow using an SMSF is gaining popularity. The significant tax benefits within super grow your retirement nest egg much faster because rental income on a property held inside super is taxed at just 15 per cent compared with up to 45 per cent [depending on your tax bracket] outside super. In the event of a sale post-retirement, any capital gain is tax-free. The more tax efficient you are able to retire in, the more money you’ll have in your pocket to  plan your perfect lifestyle in retirement.

To qualify and employ this super strategy, you need to meet TWO conditions:  

  1. Have a household income of at least $80,000
  2. Have a combined super balance of at least $100,000 between you and your partner across all super accounts

 

Key benefits of having a SMSF:

Given super is compulsory, a SMSF allows you to choose the assets [including property of choice] you want to invest in. When you set up an SMSF, you’re in charge – you make the investment decisions for the fund and you’re responsible for complying with the law. It’s a major financial undertaking and you need to have the time and skills to do it. Therefore you should consider professional advice to explain the different ways an SMSF can benefit you, for example:

  • Ability to reduce income tax on investment income and capital gains
  • Increasing your flexibility of investment choice, asset selection and giving you control
  • Ability to manage the risk profile of your investments
  • Managing the income streams at retirement for you and other members of the SMSF
  • Ability to transfer personal assets (shares, gold, art, property etc) into your SMSF
  • Pooling assets of up to four members (allowed) into the SMSF will save on costs

That’s where Allied Investment Group comes in because you’ll need an end-to-end service: a specialist that knows SMSF property investment as well as being a licensed financial planner. You may also want someone who has proven expertise in property research and selection. It’s about providing a customised service, which includes a financial plan exploring what you want to achieve and the steps to get there.

So if you like property as an investment class, only a SMSF allows you to purchase direct property with your super money. But there are some common SMSF property rules you’ll need to follow.

The property:

  • Must meet the ‘sole purpose test’ of solely providing retirement benefits to fund members
  • Must not be acquired from a related party of a member
  • Must not be lived in by a fund member or any fund members’ related parties
  • Must not be rented by a fund member or any fund members’ related parties

An example:
Difference of financing a property inside super v. outside super
Two couples purchase an investment property for $400K at age 40 with a 20 per cent deposit. They have a combined family income of $100,000 with one partner earning $70K and the other $30K. The only difference is that couple #1 [Amber & Barry] buy the property outside super whereas couple #2 [Colin & Denise] purchase a property inside a SMSF.

Fast forward 20 years. Both couples are now 60. Amber & Barry’s property is worth $1,282,854, and they hold $962,854 equity in the property. After rental growth, the weekly rent is now $1283 but of that the couple take home only $1029 a week after a marginal tax rate of 32.5 per cent is applied. If they sell instead, they would come away with $761,909 in cash in after costs and capital gains tax of 22.5 per cent.

Not a bad result, but compare that to Colin & Denise who bought their property within super. Colin & Denise’s property is worth the same: $1,282,854. But because of the tax advantages, they also hold $962,854 in equity plus an additional  $77,083 in savings accumulated along the way. The weekly rent they now receive is $1283, which is 100 per cent tax-free. That accounts for another $254 per week more than Amber & Barry. If Colin & Denise decided to sell their property, they could do so without paying a cent in CGT. The net result is that they would come away with $998,022 in cash after all costs — $236,113 more than Amber & Barry. All because they chose to invest inside super.

The first meeting with an Allied Investment adviser is free. This is where your needs are identified and you decide which service suits your current needs.

Allied Investment Group specialises in helping clients take control of their finances so they can have more choices, freedom and security in retirement. Call 1300 886 140 to put your plan in place.

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Robert was patient and spent time explaining everything. We felt we could trust him to do a good job. Now some 12 months on, I can say we are very happy with our new investment property, and very thankful we decided to go ahead.

Robert was patient and spent time explaining everything. We felt we could trust him to do a good job. Now some 12 months on, I can say we are very happy with our new investment property, and very thankful we decided to go ahead.

Allison & Chris - Blacktown, NSW

When I first spoke with Allied Investment, my wife and I had been thinking about property investing for a while. We did need someone to help us with advice and guidance in this area. We can highly recommend Robert & Michael from Allied Investment Group if you are looking at buying an investment property.

When I first spoke with Allied Investment, my wife and I had been thinking about property investing for a while. We did need someone to help us with advice and guidance in this area. We can highly recommend Robert & Michael from Allied Investment Group if you are looking at buying an investment property.

Chris & Sam - Holsworthy, NSW
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