The Complete Comparison
| Feature | Regular Super Fund | SMSF with Property |
|---|---|---|
| Who controls it | Fund manager | You |
| Direct property ownership | No | Yes |
| Tangible asset | No - numbers on a screen | Yes - real house, real rent |
| Can borrow to invest | No | Yes - SMSF loans (LRBA) |
| Tax on rental income | N/A | 15% (0% in pension phase) |
| Capital gains tax | Included in fund returns | 10% if held 12+ months (0% in pension) |
| Annual costs | 0.5–1.5% of balance | $2,500–$5,000 + property costs |
| Administration effort | None | Higher (audit, compliance) |
| Liquidity | High (can switch options) | Lower (property takes time to sell) |
| Best balance range | Any amount | Sufficient combined super (take the Scorecard) |
| Best for | Set-and-forget investors | People who want control over a real asset |
When SMSF Property Makes Sense
You have sufficient combined super and want more control
You're frustrated with your super fund's performance
You want a tangible asset - something you can see, touch, and be proud of
You have a long-term investment horizon (10+ years to retirement)
You're willing to work with a specialist team (like Delphi & Co) to manage compliance
When Regular Super Is Probably Better
Your combined super is under $150K
You prefer zero effort - set and forget
You need maximum liquidity (ability to access funds quickly)
You're close to retirement with little time for property to grow
Not sure which is right for you?
That's exactly what we figure out in your free discovery call. No jargon. No pressure. Just straight answers.
Take the Delphi Scorecard