SMSF Property Investment Calculator — Model the Full Cost Before You Buy
Buying property inside an SMSF has more moving parts than a personal purchase — SMSF setup fees, bare trust costs, stamp duty that varies by state, LRBA deposit requirements and ongoing admin. This calculator models the full upfront cost and gives you a realistic view of what your fund needs to hold before settlement.
What the calculator covers
- Property purchase price and state-based stamp duty
- SMSF setup cost (with or without corporate trustee)
- LRBA borrowing scenario — deposit, bare trust, loan establishment
- Cash purchase scenario for comparison
- Ongoing annual administration and audit
Important — August 2026 rule change. From 10 August 2026, new SMSFs can no longer borrow to buy residential property (LRBA ban). Cash purchases of residential are still permitted and commercial LRBAs remain available where the property is business real property. Model both scenarios below to see which path fits your fund. See our full analysis of the residential borrowing ban.
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How to read the results
The “total upfront required” figure is what your SMSF must have available at settlement — deposit plus all establishment costs. It doesn’t include the ongoing liquidity buffer we recommend (typically 6–12 months of loan repayments and expenses) for LRBA purchases where a tenant vacancy could otherwise pressure the fund.
Stamp duty varies significantly by state and property type. NSW commercial and residential are calculated differently, Victoria has surcharges and Queensland has concessions for owner-occupied business premises. The calculator uses standard rates — for a quoted figure specific to your property, request a call and we’ll model it precisely.
Cash purchase or LRBA — how to decide
For commercial LRBAs the trade-off is leverage versus compliance overhead. For residential (cash only from August 2026) the question is whether your fund has the liquidity to buy outright and still cover a 6–12 month expense buffer. We work through the numbers with every new setup client — no charge for the conversation.
Ready to talk it through? Call 1300 545 516, apply online, or see our full fee schedule.