Lane 02 · SMSF property

SMSF property, fund first.

Every other agent starts with the property. I start with the fund: a 10-point compliance pre-flight before any search begins. If your fund isn't ready, you'll know before you've spent a dollar on the wrong asset.

Take the 7-TestBook a strategy call
10-pointcompliance pre-flight before any property search
Client-sideYou pay the fee. The fund comes before the property.
NationwideSMSF purchases for investors across Australia.

Free · five minutes

Take the 7-Test SMSF Property Filter.

Seven pass/fail tests that tell you whether SMSF property is viable for your fund: balance, liquidity, contribution headroom, retirement runway. Before you talk to anyone, know where you stand.

Take the 7-Test

For a first read on any property's weekly holding costs, the free property cash flow calculator runs costs only, under the post-May-2027 rules. No capital growth is modelled. It doesn't model your fund's own settings (the 15% tax rate, contribution caps, LRBA structure); that's what SMSF-specific modelling in the pre-flight covers.

GoFix firstCautionNot a fit

01 · Fund first

The 10-point pre-flight.

Only when the fund passes do we go property shopping. Ten checks, run before the search starts, because the most expensive SMSF mistake is buying the right property inside the wrong structure.

01Sole purpose test
02In-house asset rule
03Related-party checks
04LRBA structure
05Trust deed permissions
06Bare trust setup
07TSB thresholds
08Liquidity floor
09Retirement proximity
10Contribution capacity
The SMSF buyers stuck on the sidelines by auction handcuffs.
SMSF · Receipt 0648 hrs

The SMSF buyers stuck on the sidelines by auction handcuffs.

Lalor Park, NSW · SMSF · secured private treaty · 48 hours from search to shortlist

Kate and Kieren wanted a dual-income property inside their SMSF, house plus granny flat, and SMSF rules made auctions effectively off-limits. Within 48 hours I eliminated more than 170 unsuitable listings and shortlisted a five-bedroom, two-bathroom home plus granny flat on 701m² in Lalor Park, NSW. The purchase price landed in line with the appraised value, secured by private treaty, with dual rental income from day one.

Read receipt 06 on the results page →

The settled SMSF purchase on this page is Lalor Park, NSW, published in full on the results page alongside my other settled engagements. SMSF sits inside a newer and smaller part of the practice than residential. As further purchases settle, they'll be added here rather than folded into a bigger claim that isn't true yet. As at September 2026.

This is a real, settled purchase inside a client's SMSF. Individual outcomes vary. Full disclaimer below.

General information only. Not personal financial advice or tax advice. SMSF property carries risks including loss of capital, regulatory change, and illiquidity. Shayne Mele does not hold an Australian Financial Services Licence.

02 · The process

Pre-flight. Model. Shortlist. Execute.

01

Pre-flight

The 10-point compliance triage on the fund itself. If something needs fixing, you find out now, not at settlement.

02

Model

SMSF cash flow modelling: LRBA structure, 15% accumulation tax, pension-phase transition, contribution cap tracking across members.

03

Shortlist

SMSF Suburb Index scoring across five pillars: fundamentals, supply, demand, sales and price, returns.

04

Execute

Bare trust coordination, LRBA broker briefing, negotiation and purchase execution: coordinated end to end, not handed off along the way.

What you get

Deliverables your accountant will actually want to read.

7-Test SMSF Property FilterThe free scorecard: your fund's starting position in five minutes.
Settlement Sprint PlanA personalised, dated plan from strategy call to settlement.
SMSF Suburb CardThe accountant-friendly one-pager on where and why.
SMSF cash flow snapshotLRBA, tax phases and liquidity in one PDF.

The fee

One flat fee, inside the fund.

$15,000 inc GST

$5,000 retainer; $10,000 success fee at exchange. No percentage of the purchase, no commissions from the sell side. Residential and commercial fund purchases both engage me directly.

New to SMSF property? Start with the guide →

Fund buying commercial? See what changed under the 2026 LRBA rules →

The property analysis and cash flow model are free on your strategy call, before you commit to anything.

  • 10-point compliance pre-flight
  • Full LRBA cash flow modelling
  • SMSF Suburb Index shortlist
  • Bare trust and broker coordination
  • Negotiation and purchase execution

The other lanes.

Lane 01Residential investmentPost-2027 modelling, pocket-level precision.Lane 03CommercialThe Deal Grade™: income graded before the building.Lane 04Development sitesOff-market sourcing, Feaso Filter™ discipline.

FAQ

Questions trustees ask before engaging

What is the 10-point pre-flight?
A compliance triage of the fund before any property talk: deed permissions, structure, liquidity, contribution cap headroom, LRBA readiness and the ATO tests. Property searches start only after the fund clears the screen, because a great property in a non-ready fund is a liability, not an asset.
Do I need my SMSF fully set up before we talk?
No. But fund establishment, deed amendments and structure advice sit with your licensed SMSF specialist, not with me, and the sequence matters. On the strategy call I'll map which structural steps come before the search so nothing gets built in the wrong order.
Do you arrange the SMSF loan?
I model the LRBA in the Fund First Cashflow Model™, including rate, deposit and vacancy scenarios, and I coordinate with your broker through the purchase. The credit advice and the loan itself stay with your broker and lender, as they should.
Can my fund buy commercial property, like my business premises?
Yes. Business real property is the one asset your fund can lease back to your own business at market rent, and those purchases run through the same commercial discipline, with every deal graded on income quality before the building.
Can my SMSF buy an investment property?
Yes, provided the fund's deed permits it and the purchase passes the sole-purpose and related-party tests. That's exactly what the 10-point pre-flight checks before we look at a single listing, so you're not searching for a property your fund can't actually hold.
How much does an SMSF property purchase cost through you?
The same $15,000 flat fee as a residential purchase, inclusive of GST: a $5,000 retainer, then $10,000 only when I secure the property. No percentage of the purchase price.
Have you settled an SMSF purchase before?
Yes. Lalor Park, NSW, published in full on the results page with the dwelling detail, the structure and how it was secured. SMSF is a newer and smaller part of the practice than residential and I'd rather tell you that plainly than dress it up. The SMSF pre-flight and the Fund First Cashflow Model™ run on every SMSF brief regardless.

Bring the goal. I'll bring the thesis, the numbers, and the deal.

A strategy call is 30 minutes. You leave with the cash flow snapshot either way, free. If your fund isn't ready, I'll tell you that too.

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Best fit: $50K+ in cash or equity · household income $200K+ · buying in the next 1 to 3 months.