SMSF Administration, SMSF Property, SMSF Crypto/ Gold services

Our Blog

Buying Property with Bitcoin in an SMSF


Buying Property with Bitcoin in an SMSF. My SMSF reviews the Opportunities and Risks in this unique Australian 1st Guide

Buying Property with Bitcoin in an SMSF: Opportunities and Risks

In the evolving financial landscape, cryptocurrencies like Bitcoin have been steadily gaining recognition as a legitimate asset class. Today, an increasing number of Self-Managed Super Funds (SMSFs) are exploring the possibility of buying property using Bitcoin. However, this new investment strategy involves unique considerations and risks that SMSF trustees should carefully weigh. My SMSF will delve into the opportunities and potential pitfalls of buying property with Bitcoin within an SMSF.

Understanding Bitcoin Property Purchases

Buying property with Bitcoin operates similarly to any other type of property transaction, albeit with a few key differences. Instead of using a traditional currency to purchase the property, Bitcoin is transferred from the buyer’s digital wallet to the property agent’s, seller’s, or solicitor’s business trading account in Australian dollars. After the seller confirms receipt of funds, the property ownership is transferred traditionally via the titles exchange.

Opportunities of Buying Property with Bitcoin in an SMSF

  1. Tax Treatment of Bitcoin
    Bitcoin and all cryptocurrencies are not considered legal tender or currency under Australian Tax Laws. Instead, they are classified as collectible, barter instruments, or CGT assets like real property.

    • No GST or income tax applies since cryptocurrencies typically do not generate distributions like some company shares pay dividends.
    • Upon disposal of Bitcoin (where the coin has appreciated in value from its initial purchase price), the amount of gain minus the cost base is taxable on two-thirds (66.66%) of the gain, multiplied by the 15% concessional tax rate offered to SMSFs.

    Example Tax Calculation

    AspectValue (AUD)Calculation
    Initial Value50,000 
    Disposal Value150,000 
    Gain100,000(150,000 – 50,000)
    Taxable Portion66,660(100,000 * 0.6666)
    Tax at 15%9,999(66,660 * 0.15)
  2. Potential for High Returns
    Bitcoin’s remarkable growth trajectory has attracted the attention of super fund members. Transferring gains in Bitcoin to purchase property can diversify an SMSF’s investment portfolio, reducing risk and volatility.

    • Diversifying the SMSF’s asset allocation and moving from Bitcoin into property can offer a safer harbor for returns while spreading risk.
    • If the Bitcoin has appreciated at the time of purchasing the property, the SMSF members have up to 12 months to pay the capital gains tax bill, providing flexibility.
  3. Diversification
    Cryptocurrencies and real estate are distinct asset classes that can provide a diversified investment portfolio, mitigating risk through different market movements.

  4. Cutting-edge Technology
    Blockchain technology behind Bitcoin provides a transparent and secure transaction process, reducing the chances of fraud.


Risks of Buying Property with Bitcoin in an SMSF

  1. Acceptance of Bitcoin and Other Crypto for Property Transactions
    Finding sellers, buyers’ agents, and property developers who are familiar and comfortable with accepting Bitcoin can be a challenge. Most of these transfers are made into vendors’, sellers’, or solicitors’ accounts in AUD, representing little risk to the property agent or developer. The buyer, however, bears the risk of Bitcoin’s price movements.

  2. Liquidity Concerns
    While Bitcoin is generally liquid, its market fluctuations should be carefully considered to avoid payment shortfalls.

  3. Regulatory Compliance
    Ensure that Bitcoin transactions comply with the SMSF’s investment strategy and the sole purpose test. The super fund deed must allow cryptocurrency assets. Seek expert advice to meet all tax, legal, and crypto-related requirements.

Considerations for SMSF Trustees

  1. Understanding the Investment
    A solid knowledge of Bitcoin and blockchain technology is a prerequisite. The property investment aspects of the transaction, however, are straightforward and no different from traditional SMSF property investments, with or without debt.

  2. Super Laws and Fund Reporting
    All investments must comply with the fund’s investment strategy and the sole purpose test to provide retirement benefits to members. The fund will need to report on property assets, rental income, and values each year. Seek expert advice.

  3. Security Measures
    Ensure robust security measures for your Bitcoin wallet.

  4. Valuation and Documentation
    Regularly revalue your property and record it at market value in the SMSF’s accounts and statements. Maintain clear and thorough documentation of all transactions related to the property.

Opportunities and Risks Comparison Table

DiversificationMarket volatility
High potential returnsRegulatory compliance
Transparent, secure transactionsAcceptance and liquidity concerns
Flexible tax implicationsSecurity risks

In Summary

Purchasing property with Bitcoin in an SMSF presents exciting potential to diversify Bitcoin gains into property, spreading an SMSF’s asset allocation and reducing its risks. However, Bitcoin property investing is not suitable for most SMSFs due to risk tolerances and the complexities of the underlying asset. Given the complex nature of this investment transaction, expert crypto and tax advice is strongly recommended.

Additional References