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SMSF offers property investment opportunity

13/12/2011

Borrowing within a Self Managed Superannuation Fund (SMSF) opens up property investment opportunities otherwise unavailable to some, but it is not without challenges.

Smartline suggests adding a mortgage broker to your list of trusted advisers to help navigate the complexities.

According to Chris Acret, Smartline Personal Mortgage Advisers’ Managing Director, it is important that would-be SMSF holders are not ‘flying blind’ in what is a complex and highly regulated area.

“In addition to working with your accountant, solicitor, financial adviser or tax adviser, it is important to have the support of a mortgage broker who has experience in assisting borrowers to fund SMSF property investments,” Mr Acret said.

“Lenders’ requirements for SMSF loans are more rigid and complex, and vary from lender to lender, so the assistance of a mortgage adviser with experience in this area can prove invaluable.”

Mr Acret said many people have a substantial sum of money sitting in superannuation but want to see it work harder.

He said a growing number of people want to investigate the potential to leverage their existing superannuation and maximize the returns.

“Generally speaking, it’s not until later in life that we take a keen interest in how hard our superannuation is working – for many people it still tends to be viewed as a ‘set and forget’ investment,” he said.

“The scope to have more control over the growth of our superannuation through an SMSF is now more accessible, and for individuals or couples with a combined superannuation balance as low as $120,000 to $150,000 the opportunity to invest in property is a very real prospect.

“For example, a couple unable to afford an investment property directly but who have around $100,000 each in superannuation could consider purchasing property within an SMSF if they’re both still working. The $200,000 is a significant deposit – add to that the rent and 9% superannuation contribution guarantee and a lender would regard that as sufficient to approve a loan.

“However, it’s vital that you are clear about your goals for your SMSF so that a strategy can be developed. 

“One aspect to consider, for example, is the diversity of your investment portfolio. If you have one property valued at $800,000 sitting in your SMSF and no other investments, your exposure to one asset class may severely adversely impact on your retirement earnings.

“Those considering an SMSF are best served by the advice and guidance of professionals with a proven track record in this area and can help you to develop a strategy tailored to your situation.”

Mr Acret said those who leverage the expertise of a mortgage broker should expect to be kept well informed throughout the process, ensure they understand every aspect of the selection of the lender and the course of action taken, and to maintain close communication with the fund’s other advisers.

“SMSFs are complex and, ultimately, the responsibility to comply with regulations falls on the SMSF trustee – that’s you,” he said.

“As such, you should expect all of your advisors to keep you well informed and ensure that you understand every aspect of the work they are conducting on your behalf.”
Mr Acret said there were a good number of lenders now offering SMSF loans, and while the loan options were fairly basic there was a range of choices available such as switching between a fixed and variable rate, and interest only versus principal and interest repayments.

“There’s not a lot of choice – SMSF loans are very plain with no options such as redraw or repayment holiday – but the loan options you do select impact on your investment’s earnings,” he said. 

“Ultimately, you don’t want to go into retirement with an asset that has debt against it, so you will naturally want to pay off SMSF debt before retirement.

“Whether you select interest only or principal and interest repayments will depend on your unique situation and the advice of your tax adviser.

“Generally speaking, however, those with bad debt – debt that does not generate income – will want to pay that off as a priority, so they may elect to make interest only payments while paying off that debt.

“Conversely, those with investment debt only may elect to make principal and interest repayments in order to reduce the debt as they head toward retirement.”

Acret says that people need to be aware that there are some negative aspects to purchasing investment property within an SMSF.

“You need a much larger deposit to buy within a super fund than you would require to invest in property outside of superannuation,” he said.

“Also, if you buy an investment property outside of super, you can use the equity in that property to purchase another property – so, you could borrow 100% plus the associated property purchase costs.

“However, within an SMSF you need a larger deposit.  It varies, but it will be around 25% as a minimum, as well as a ‘float’ where rents can be deposited and fund-related costs can be paid. Once the money has gone into this ‘float’, you can’t withdraw it.”

Fee structures, legal costs and other imposts also varied considerably between lenders, potentially adding thousands of dollars to the cost to fund an SMSF.

As always, talk to your Smartline Personal Mortgage Adviser for more information.

Smartline Home Loans Pty Ltd and their representative have made every effort to ensure that the information is free from error; neither Smartline nor its representative makes any representation or warranty as to the completeness or accuracy. Readers must decide if this information is suitable for their personal situation or seek advice.

 

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