SMSF · investment property

Fund cash-flow simulator

Model the inflows and outflows of an SMSF property once it's running, plus what it costs to get in. Rent and concessional contributions are pooled as assessable income; property, loan interest and SMSF costs are deductions; 15% tax applies to the net (0% in pension phase). Defaults and formulas are calibrated against a validated reference scenario (Property Value $900,000).

Property income$779/wk rent

Purchase price$900kGross rental yield%drives the rent below unless overriddenRent$/wkfrom 4.5% gross yieldVacancy2 wkMgmt fee8.8%incl. GST

Super balance & contributions$46,660/yr concessional

Member 1Super balance$Concessional contribution$/yr

Member 2Super balance$Concessional contribution$/yr

Concessional cap is $30,000/yr (2025–26) per member. Concessional contributions are assessable income of the fund and taxed at 15% regardless of the cap — any excess is a member-level tax matter outside this fund cash-flow model.

LRBA loan$720,000 @ 7.38%

Loan amount$80% LVR of purchase priceRBA cash rate%SMSF lender margin%= 7.38% loan rateTerm30 yr

Type

Transaction costs (one-off, at settlement)$57,669 total

Buyer's agent fee$Accountant (purchase)$Other$

Stamp duty ($33,525) and the transfer fee ($3,600) are computed from purchase price via QLD formulas, not entered here.

Property running costs (annual)$12,920/yr

Council rates$Water rates$Insurance$Repairs & maintenance$Strata / body corp$Other$QLD statutory land value%→ $1,620/yr land tax

SMSF running costs (annual)$4,286/yr

Accountant & annual tax return$Independent SMSF audit$ASIC annual fee$ASIC small item$Subscription$ATO supervisory levy$Fixed statutory fee — not inflated in the projection.

Buffer$20,000 reserve

Cash reserve held back$minimum SMSF cash balance, excluded from the buffer runway calc

Tax & growth assumptionsaccum 15% · 5.5% growth

Depreciation (non-cash)$/yr

Phase

Rent growth%p.a.Expense inflation%p.a.Capital growth%p.a.

Projection length20 yr

Years20 yr

Year 1 net fund cash flow per annum, before any indexation

+$3,457

Cash in

$85,602

Cash out

$82,146

Income tax

$1,809

Rent alone falls short of costs, loan and tax by $43,203/annual — super contributions cover the gap.

Settlement & buffer what it costs to get in, and how long the SMSF's cash lasts if it doesn't self-fund

Settlement

Deposit	$180,000
Buyer's agent fee	$12,000
Accountant (purchase)	$6,544
Stamp duty	$33,525
Transfer fee	$3,600
Other	$2,000
Total cash required	$237,669
Loan amount	$720,000

Super balance & buffer

Marcio — super balance	$254,586
Juliana — super balance	$53,420
Total super balance	$308,006
Cash reserve held back	$20,000
SMSF buffer	$50,337

Year 1 is cash-flow positive, so the buffer isn't being drawn down — 14.6 years is how long it would take to build a matching amount at this rate.

Year 1 fund statement annual

Inflows

Rent (net of vacancy)	$38,942
Concessional contributions	$46,660
Total	$85,602

Outflows

Council rates	$5,000
Water rates	$1,000
Landlord insurance	$2,500
Repairs & maintenance	$1,800
Other property costs	$1,000
Land tax	$1,620
Property management (8.8%)	$3,427
Loan interest	$52,909
Loan principal	$6,795
Accountant & annual tax return	$2,750
Independent SMSF audit	$880
ASIC annual fee	$340
ASIC small item	$7
Subscription	$50
ATO supervisory levy	$259
Income tax	$1,809
Total	$82,146

Net movement +$3,457

What-if scenarios same property, stressed rent/yield, capital growth, occupancy, maintenance, interest rate & super contributions

Yield, vacancy, rent growth, maintenance and interest rate flex around your own inputs (Likely mirrors what you entered). Capital growth and concessional contributions instead follow a fixed ladder — growth is too speculative to peg to one input, and contributions are capped, so they don't balloon in good markets. See every value below.

Hell

-$26,778

Year 1 cash flow

$462k

Year 20 net worth

Unfavourable

-$11,840

Year 1 cash flow

$1.21m

Year 20 net worth

Likely

+$3,457

Year 1 cash flow

$2.29m

Year 20 net worth

Favourable

+$9,370

Year 1 cash flow

$4.10m

Year 20 net worth

Heaven

+$15,836

Year 1 cash flow

$8.82m

Year 20 net worth

Assumptions behind each scenario

Lever	Hell	Unfavourable	Likely	Favourable	Heaven
Gross rental yield	3.8%	4.2%	4.5%	4.7%	5.0%
Vacancy	8 wk	5 wk	2 wk	1 wk	0 wk
Rent growth	0%	1.5%	3%	4.5%	6%
Capital growth	3%	4%	5.5%	8%	12%
Repairs & maintenance	$2,880/yr	$2,250/yr	$1,800/yr	$1,530/yr	$1,260/yr
Loan interest rate	9.9%	8.6%	7.4%	6.6%	5.9%
Concessional contributions	$40,000/yr	$42,000/yr	$46,660/yr	$46,660/yr	$46,660/yr

20-year projection net worth = property equity + cumulative cash

Educational model only — not financial, tax or legal advice. It simplifies real SMSF rules (loss carry-forward, pension-phase transition, depreciation schedules, GST, and CGT on eventual sale). Land tax, stamp duty and the transfer fee use single-tier QLD formulas accurate for typical SMSF purchase values, not the full multi-tier scales. Deposit and transaction costs are modeled in the Settlement & buffer card, not as an ongoing cash-flow line. SMSF property is heavily regulated (sole-purpose test, LRBA conditions, no related-party use). Confirm figures with your SMSF accountant, auditor and a licensed adviser before acting.