Buy property inside your SMSF — set up the right way
Borrowing to buy property in super requires a Limited Recourse Borrowing Arrangement (LRBA), a separate custodian (bare) trust, and a corporate trustee structure. Our Premium service handles the specialist setup end-to-end so your fund is lender-ready and compliant from day one.
Specialist deeds
A bare/custodian trust deed drafted specifically for the property, plus an SMSF deed update to satisfy s.67A of the SIS Act.
Two corporate entities
A corporate trustee for the SMSF and a separate custodian trustee company to hold legal title to the property.
Lender-ready
Documents in the format major SMSF lenders expect, so finance approval doesn't stall on structure issues.
How it works
SMSF borrowing via an LRBA & custodian trust
The lender's recourse is limited to the single property held in the bare trust — your other fund assets are protected. Legal title sits with the custodian trustee until the loan is fully repaid, then transfers to the SMSF trustee.
- 1
Members contribute
Members make contributions and rollovers into the SMSF.
- 2
Lender provides LRBA
Lender advances funds under a limited-recourse loan to the SMSF trustee.
- 3
Custodian holds title
The custodian trustee acquires and holds legal title to the property on bare trust.
- 4
SMSF holds beneficial interest
Rent flows to the SMSF; the SMSF makes loan repayments. On payout, title transfers to the SMSF.
Premium setup includes
- Special-purpose corporate trustee for the SMSF (ASIC fees included)
- Bare trust (custodian / holding trust) deed prepared for the specific property
- Custodian trustee company — separate corporate entity to hold legal title
- SMSF trust deed reviewed and updated for LRBA compliance
- Investment strategy update reflecting the property and gearing
- Lender liaison — documents in the form major SMSF lenders accept
- Coordination with your conveyancer and mortgage broker
- Stamping guidance for your state/territory (where applicable)
Ongoing administration
- All standard annual administration, accounting and audit
- LRBA-specific compliance: arm's-length terms, in-house asset rules, repair vs improvement tests
- Rental income and expense tracking against the property
- Loan reconciliation and interest deductibility review
- Tenant bond, insurance and council rates record-keeping
Premium pricing
Specialist setup, transparent fee
Property in super takes more legal scaffolding than a standard fund — two companies, two trusts, and lender-graded documents. Our Premium fee reflects that, and is published upfront.
SMSF + LRBA Property Setup
$3,850one-off, all-inclusive
Includes ASIC registration fees for both the SMSF corporate trustee and the custodian trustee company (currently $611 each). GST inclusive.
- SMSF establishment & deed
- Corporate trustee company
- Bare/custodian trust deed
- Custodian trustee company
- Investment strategy update
- Lender-ready document pack
Ongoing admin uplift
+$65per month
Added to your standard ongoing admin fee while the LRBA is active — covers loan reconciliation, gearing compliance and property record-keeping.
How the market prices this
Indicative ranges from publicly listed Australian SMSF providers for a corporate-trustee SMSF with a bare trust + LRBA structure. For comparison only — providers vary.
| Component | Typical market range | easySMSF Premium |
|---|---|---|
| SMSF + corporate trustee setup | Up to $2,200 | Included |
| Bare trust deed | Up to $1,500 | Included |
| Custodian trustee company (ASIC) | Up to $1,400 | Included |
| Investment strategy update | Up to $300 | Included |
| Total establishment | Up to $5,400 | $3,850 flat |
| Ongoing admin uplift (LRBA) | Up to $1,500 per year | $780 per year |
Stamp duty on the bare trust deed (where applicable in NSW or VIC) is paid to the relevant state revenue office and is not included in any provider's setup fee.
LRBA & SMSF property FAQ
Straight answers to the questions we get most often about borrowing to buy property inside a self-managed super fund.