SMSF Calculator .com.au
Updated for FY 2026 · Australia-wide

2026 SMSF Borrowing Power & Investment Calculator

Instantly calculate your SMSF borrowing capacity, tax savings on rental income, and compare 90% LVR specialist loan options, built for Australian SMSF trustees.

  • Up to 90% LVR specialist SMSF lenders
  • Localised stamp duty for all 8 states & territories
  • Free full PDF report, no signup to calculate

SMSF Borrowing Power & Tax Savings

Australia-wide · Updated for FY 2026

$

Total funds currently held in your self-managed super fund.

$

Combined concessional + non-concessional contributions per year.

$

Estimated purchase price of the SMSF investment property.

Australian state where the property is located, sets the stamp duty rate.

80%

% of the property value you want to borrow. Specialist SMSF lenders offer up to 90% LVR.

Max Borrowing Power

$600,000

Deposit Required

$150,000

Stamp Duty (NSW)

$41,250

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Your personalised PDF report covers full borrowing power, tax savings, stamp duty & loan options based on your inputs above. Delivered by Brokerly, one of Australia's most awarded individual mortgage brokerages. No cost, no obligation.

LIVE RATES
SMSF Variable from 5.99% p.a.*3-Yr Fixed from 6.24% p.a.*90% LVR Specialist from 6.49% p.a.*Interest Only from 6.19% p.a.*

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Quick Answers

SMSF Borrowing Power, Tax Savings & Stamp Duty FAQ

The most-searched questions Australian trustees ask before running the numbers above.

How much can my SMSF borrow to buy an investment property in 2026?

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Most SMSFs can borrow 4-6x the fund's annual contributions plus projected rental income, capped at 70-80% LVR (90% with specialist lenders). A fund holding $250,000 with $30,000 of contributions and a $600/week rental target typically supports a $700,000-$900,000 purchase in 2026.

How much tax does an SMSF save versus buying property in my own name?

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Holding investment property inside an SMSF taxes net rent at 15% instead of marginal rates up to 47%, saving roughly $5,000-$12,000 per year on a positively geared property. In pension phase the tax rate drops to 0%, and CGT on long-held assets is effectively just 10%.

Does my SMSF have to pay stamp duty when buying property?

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Yes. SMSFs pay full transfer duty in every Australian state, calculated on the purchase price using the standard investor scales. Some states (NSW, VIC) offer concessional duty when transferring an existing member-owned property into the fund under specific SIS Act conditions - always seek state-specific advice.

Is stamp duty cheaper for SMSF property in any Australian state?

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Stamp duty rates are identical for SMSF and personal investor purchases in NSW, VIC, QLD, WA, SA, TAS, ACT and NT. The only meaningful saving is the 'in-specie transfer' duty concession in NSW and VIC, which can reduce duty to a nominal $50-$500 in qualifying cases.

Can I claim depreciation on an SMSF investment property?

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Yes. Your SMSF can claim Division 40 (plant and equipment) and Division 43 (capital works) depreciation against rental income, reducing the fund's taxable income at the 15% rate. A quantity surveyor's depreciation schedule typically adds $5,000-$15,000 of deductions per year for new builds.

Do contributions count toward SMSF borrowing power?

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Yes. Specialist SMSF lenders annualise concessional contributions (up to $30,000/yr in FY26) and non-concessional contributions and treat them as recurring income, applying a 6-8x multiple when sizing the loan. Consistent salary sacrifice over 2-3 years is the fastest way to lift borrowing capacity.

2026 Market Update

SMSF Lending & Policy Update, FY 2026

Current SMSF rates

Specialist SMSF variable loans are sitting between 5.99% and 6.49% p.a. in 2026, with 90% LVR programs typically pricing 0.30-0.50% above standard 80% LVR products.

Contribution caps (FY26)

The concessional cap is $30,000/yr and the non-concessional cap is $120,000/yr, with bring-forward rules still allowing up to $360,000 over three years.

Div 296 (over $3m)

The proposed Division 296 tax adds an extra 15% on earnings attributable to balances above $3m. Most SMSF property buyers are unaffected, but it's worth modelling before settlement.

Rates and caps shown are indicative only and change frequently. Confirm your exact position with Brokerly before acting.

Australia-wide

Trusted by SMSF Trustees in Sydney, Melbourne, Brisbane, Perth & Adelaide

Our calculator includes state-specific stamp duty for all Australian jurisdictions, toggle your state inside the calculator above.

SydneyMelbourneBrisbanePerthAdelaideCanberraHobartDarwin
Tommy Anderson, Founder of Brokerly, SMSF lending specialist
SMSF Lending Innovator

Tommy Anderson

Founder, Brokerly · SMSF Lending Specialist

Brokerly is a leading voice in SMSF property lending in Australia, specialising in Limited Recourse Borrowing Arrangements (LRBAs) and high-LVR SMSF loan structures. Founded by one of Australia's most awarded individual brokers (CommBank Platinum Broker, MPA Top 50 Rising Stars, Broker Innovation Awards Innovator of the Year, Investor Lending, Better Business Awards Editor's Choice QLD), Brokerly has helped hundreds of trustees navigate complex SMSF property purchases and pioneered 90% LVR specialist loan products for self-managed super funds. Founder of SMSF Lend and the Brokerly Masterclass.

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SMSF Calculator FAQs (2026)

Everything Australian trustees ask about borrowing power, LRBAs and tax inside super.

How much can my SMSF borrow to buy property in 2026?+

Most specialist SMSF lenders allow 70-80% LVR on residential property and up to 90% LVR via select specialist programs. Borrowing capacity is driven by your SMSF balance, ongoing concessional and non-concessional contributions, and projected rental income. Use the calculator above for an instant 2026 estimate.

What is an LRBA (Limited Recourse Borrowing Arrangement)?+

An LRBA is the only legal structure that allows an SMSF to borrow to purchase a single acquirable asset, such as an investment property. The lender's recourse is limited to the asset held inside a bare trust, protecting the rest of the fund.

How much tax can my SMSF save on rental income?+

Rental income inside an SMSF is taxed at 15% during accumulation and 0% in pension phase, compared to marginal rates up to 47% personally. The calculator estimates your annual savings based on weekly rent.

Does the SMSF calculator include stamp duty for my state?+

Yes. The calculator localises stamp duty for NSW, VIC, QLD, WA, SA, TAS, ACT and NT. SMSF property purchases also have specific concessions in some states - book a strategy call with Brokerly to confirm your exact position.

Who can I talk to about my SMSF loan options?+

Brokerly is one of Australia's most awarded individual mortgage brokerages, with access to 70+ Australian lenders including 90% LVR SMSF specialist programs. Book a free 15-minute strategy call directly via the calendar above.

Ready to act on your numbers?

Book a free 15-minute SMSF strategy call with the founder of Brokerly, one of Australia's most awarded individual brokers.

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Credit Guide & Disclosure

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Advanced SMSF Q&A

Advanced SMSF Lending & Tax Questions

Detailed answers to the technical questions Australian SMSF trustees ask before committing to a property purchase, written for both trustees and search engines.

Can I borrow 90% LVR in an SMSF?

Yes. A small group of specialist SMSF lenders offer 90% LVR on residential property in 2026, versus the typical 70-80% cap. Pricing sits roughly 0.30-0.50% above standard 80% LVR loans and trustees must usually meet stricter liquidity and contribution buffer requirements.

How do contributions affect SMSF borrowing power?

Concessional and non-concessional contributions directly lift serviceability because lenders annualise them as recurring income to the fund. Most SMSF lenders multiply expected contributions by a factor of 6-8x when sizing the loan, so consistent salary sacrifice meaningfully increases the maximum borrowing amount.

What is the minimum SMSF balance to buy property?

Most lenders want at least $200,000 in the SMSF before settlement, with a $50,000 liquidity buffer remaining after deposit, stamp duty and costs. Specialist 90% LVR programs sometimes accept $150,000, but trustees should model serviceability carefully before committing.

Are SMSF loan interest rates higher than standard home loans?

Yes. SMSF loans price 0.50-1.50% above owner-occupied home loans because of limited recourse structure and tighter lender appetite. In 2026, expect SMSF variable rates from around 5.99% p.a., with 90% LVR specialist products from approximately 6.49% p.a.

Can my SMSF use equity in another property as deposit?

No. SMSF loans must be limited recourse against the single acquirable asset being purchased, so cross-collateralisation is prohibited. Your deposit must come from existing fund assets, ongoing contributions, or a related-party loan that complies with ATO safe harbour rules.

How is rental income taxed inside an SMSF?

Net rental income is taxed at a flat 15% in accumulation phase and 0% in pension phase, versus personal marginal rates up to 47%. Capital gains on assets held over 12 months get a 33% discount, dropping the effective CGT rate inside the fund to 10%.

General information only, not personal financial or tax advice. Confirm your position with a licensed SMSF adviser or by booking a free strategy call with Brokerly.