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When it comes to purchasing an investment property, a big decision you’ll need to make is whether to use super to buy the investment property.
Unfortunately there is no one size fits all answer. It depends on what you are trying to achieve and the resources you have at hand. When it comes to purchasing an investment property, a big decision you’ll need to make is whether to purchase the property inside or outside of super. Unfortunately there is no one size fits all answer. It depends on what you are trying to achieve and the resources you have at hand.
There are much higher set up costs associated with purchasing a property through a self-managed super fund. As an example, you may need to have a combined superannuation balance of at least $200,000 to purchase a property worth approximately $600,000 to cover:
If you can only just scrape together this balance it may not be in your best interest to tie up most of your super in an illiquid asset. Let me explain. Typically a property loan goes for 30 years, so unless you have many working years ahead of you, you’ll need to consider whether you have enough cash left in superannuation to cover pension payments. Secondly superannuation balances can be used to provide a much needed payout should you be diagnosed with a terminal illness. If all your superannuation is tied up in property you will not be able to access this quickly in the event of a terminal illness.
If superannuation is a viable option, the next step is to consider why you are purchasing an investment property and whether purchasing through superannuation will allow you to achieve your objectives. To determine this let’s look at the benefits of using super to buy investment property.
For most of us, superannuation is one of our biggest long-term investments. You may well need to access this to be able to afford the deposit for your investment property. In this case purchasing through super is your only option. However if you have enough cash inside and outside of super then it pays to keep considering the benefits under each.
Especially if you have a high yield property it may be appealing to purchase the property through your superannuation where any income earned will be taxed at 15% rather than your personal tax rate which is generally much higher.
If you plan to hold the asset until your superannuation is in pension phase, you may pay no tax on capital gains if your balance is under the $1.9M transfer balance cap. This can be a significant saving compared to an asset owned outside of superannuation, where you’ll pay tax at your marginal tax rate on the taxable capital gain.
If you don’t hold the asset until retirement you will pay 15% tax on two thirds of the capital gain on a property held for more than 12 months.
If you are looking for additional asset protection superannuation can be a great way to go. Assets held in superannuation are generally protected in a lawsuit and are not at risk of creditors.
Owning an investment property can provide diversification to your investment portfolio, which can help spread risk. This can be particularly useful if your superannuation fund is heavily invested in traditional assets like stocks and bonds.
Property has historically shown the potential for long-term capital growth. This can help your superannuation account grow over time, potentially providing a source of retirement income.
If you are a business owner who is looking to purchase your business premises, superannuation can be a very appealing option. Business premises are generally high yield rental properties. By purchasing the premises in an SMSF business owners can minimise tax paid on rental income and can secure an asset for their retirement without changing their business cash flow.
You can claim interest on a loan to acquire a property in a SMSF, however, the tax benefits here are less because:
– Generally the banks will only loan you 50 – 70% of the purchase price so you will have a smaller loan
– You are only paying 15% tax on superannuation earnings where as you are paying anywhere up to 45% on personal income tax.
Therefore if a property will be significantly negatively geared, and if you have a high personal tax rate, then it is likely that you will achieve a better tax outcome purchasing outside of superannuation. But to make an educated assessment, you would need to “do your numbers” using some assumptions.
There are a number of additional restrictions on how you can use properties held by SMSFs. Firstly you or any fund member’s related parties cannot live in or rent the property. The exception to this is a commercial property which can be used to house a fund member’s business. Also there are restrictions on improving a property that has been acquired by a SMSF using a loan.
The rules governing superannuation investments can change over time. There’s a risk that future changes in regulations could impact your ability to invest in property through your super.
If you borrow to purchase the property within your superannuation fund (using a limited recourse borrowing arrangement or LRBA), you may be exposed to additional risks if the property’s value declines, as you’re still responsible for repaying the loan.
If you use super to buy an investment property, particularly if it is a commercial property, it requires time-consuming paperwork and regular valuations. If ease of investment is a top priority you should think carefully before purchasing property through an SMSF.
At the end of the day whether you should use superannuation to purchase an investment property will come down to what you want to achieve. Superannuation may well present an opportunity to purchase a property that you could not do otherwise. It can also provide tax savings and better asset protection. It is definitely worth having a conversation with an experienced MGI adviser, particularly if you are a business owner, to explore whether you should be looking to at super to fund your next property investment.
Give the team of SMSF Accountants at MGI South Queensland a call or book an appointment for a review of your super strategy today.
This article was first published in December 2017 and has been updated and republished in May 2023.
The content above has been prepared by Accountable Financial Solutions Pty Ltd (“Accountable”), ABN 36 146 520 390. The above information is general in nature and does not take into account your personal situation. You should consider whether the information is appropriate to your needs, and where appropriate, seek professional advice. Although every effort has been made to verify the accuracy of the information contained above, Accountable, its officers, employees and agents disclaim all liability (except for any liability which by law cannot be excluded), for any error, inaccuracy in, or omission from the information contained on this website or any loss or damage suffered by any person directly or indirectly through relying on this information.
Data recently released by the Australian Tax Office (ATO) confirm that Australians have continued their love affair with self managed superannuation funds (SMSF’s).
The ATO publishes quarterly information about SMSF’s. Here’s a summary:
At 30th September 2021, there were nearly 600,000 (598,452) SMSF’s with just over 1.1m members (1,123,949), averaging 1.87 members per fund. With 53% of male members and 47% of female members, most SMSF’s appear to be your typical “mum and dad” super fund. Just on 70% of SMSF’s are two member funds, around 23% are one member funds, with the balance being three and four member funds.
Based on the most recent data available (2020 year), the average value of a SMSF is around $1.3m, with an average value per member of around $695k. This compares favourably with the average super fund balance of all Australians, which for those aged between 40 and 55, is between $121k and $214k for men and between $92k and $157k for women. (1)
The ATO data indicates that SMSF’s hold more than $860 billion in wealth, with around $29 billion in borrowings and a further $6.7 billion in other liabilities resulting in total net SMSF assets of around $825 billion. So, where is all this money invested?
Well, around $149 billion (or around 18%) is invested in cash and term deposits. A further $238 billion (or around 29%) is invested in listed shares and $53 billion (6%) in listed trusts. A further $134 billion is invested in property, with most of that (around $88 billion) invested in non-residential property.
Interestingly, the proportion of SMSF funds invested in cash and term deposits is highest amongst smaller balance SMSF’s, perhaps reflecting a more conservative approach given the recent volatility in share markets.
Around $63 billion of SMSF wealth was invested in limited recourse borrowing arrangements (LRBA) – basically, assets purchased by SMSF’s using allowable debt. This could be either shares or property. The appetite for LRBA’s appears to be highest in SMSF’s with between $200k and $1m in assets, with an average of around 15% of fund assets comprising LRBA’s.
SMSF trustees have also embraced crypto-currency, with around $230m held in crypto. This has grown steadily since the ATO commenced to measure investments in crypto.
There appears to have also been an increasing appetite for international shares, which now stands at around $12.5 billion.
Interestingly, around half a billion dollars ($509m) is invested in collectables and personal use assets.
In terms of member ages, there is a relatively even distribution between members aged 35 to 84, but relatively small representation from members aged under 35, perhaps indicating the lack of superannuation savings from this age group to be able to justify the establishment of a SMSF.
Interestingly, the 2021 financial year saw a near 20% surge in new SMSF’s established with 25,760 new funds established. However, the number of wind-ups of SMSF’s in 2021 halved from the levels of the previous two years, resulting in a significant increase in the number of net establishments. So it appears that Australian’s love affair with SMSF’s may have longer to run yet.
(ASFA figures as at July 2019).
If you need the support of a specialist SMSF accountant, the team at MGI are here to help.
If you are an employer, you’ll have an extra step to take if you have new employees who start from 1 November 2021 and they don’t choose a super fund.
You may now need to request their ‘stapled super fund’ details from the Australian Tax office (ATO).
A stapled super fund is an existing super account of an employee that follows them as they change jobs.
This change aims to stop your new employees paying extra account fees for unintended super accounts set up when they start a new job.
You may need to request stapled super fund details when:
You may still need to request stapled super fund details for some employees even though you don’t need to offer them a choice of super fund. This includes if your employees are temporary residents or they’re covered by an Enterprise Agreement or Workplace Determination made before 1 January 2021.
You and your representatives can request stapled super fund details for your employees if you have full access to ATO Online services for business (previously called the Business portal) or contact us to complete this step for you. It is important that if you are accessing the information via online services, that you review and update any online accesses to protect the privacy and safety of your employees’ personal information.
You must meet your choice of super fund requirements and any stapled super fund obligations by the quarterly due date or you may face penalties.
Step 1: Offer your eligible employees a choice of super fund
You need to give your eligible new employees a Super standard choice form and pay their super into the account they tell you on the form. Most employees are eligible to choose what fund their super goes into.
There is no change to this step of your super obligations.
Step 2: Request stapled super fund details
If your employee doesn’t choose a super fund, you may need to log into the ATO Online services for businesses and go to ‘Employee Super Accounts’ to request their stapled super fund details or contact us to complete this step for you.
The ATO will provide your employee’s stapled super fund details after they have confirmed that you are their employer.
If the ATO provide a stapled super fund result for your employee, you must pay your employee’s super using the stapled super fund details the ATO provide you.
Step 3: Pay super into a default fund
You can pay into a default fund, or another fund that meets the choice of fund obligations if:
If you have any queries in relation to the above, please contact one of the team at MGI South Qld.
The Fair Work Ombudsman has published a new Casual Employment Information Statement.
The attached is the statement which should be given to all new casual employees when they start work.
Please contact your HR team to understand what this means for your business. Feel free to contact your MGI Adviser should you need a referral to an HR expert.