In-House Assets

In-house assets are investments, loans or leases to Fund Members and related parties of the SMSF. You are restricted from lending to, investing in or leasing to a related party of the Fund for investments totalling more than 5% of the SMSF’s assets. There are some exceptions, including for business real property that is subject to a lease between the Fund and a related party of the Fund.

At the end of each financial year you have to apply the ‘in-house asset rule’ using market values to make sure the level of in-house assets held is still less than 5% of the Fund. If the market value of an in-house asset increases or the value of the Fund’s assets fall you’ll need to dispose of some of the SMSF’s in-house assets to ensure the SMSF is compliant.

Definition of an in-house asset

The basic definition of an in-house asset is one of the following:

  • a loan to or investment in a related party of the fund
  • an investment in a related trust of the fund
  • an asset subject to a lease arrangement between the trustee and a related party of the SMSF.

There are a number of exemptions from the definition of an in-house asset and these are:

  • Commercial property that is leased to a related party on an arm’s-length basis
  • investments in non-geared related unit trusts or companies that meet a range of strict requirements
  • Loans to a related party and investments in related unit trusts and companies that were set up prior to 11 August  1999

Assets owned by an SMSF with a related party as tenants in common will not be an in-house asset simply because the SMSF and its related party share ownership. In this case, it will depend on whether the asset owned is itself an in-house asset.

Related party

An SMSF’s related parties are any of the parties below:

  • any member of the SMSF;
  • a Part 8 associate of any fund member or standard employer-sponsor.

A Part 8 associate (so named because it comes from Part 8 of the SIS Act) (See Legislation and Rules on this page) of an SMSF member includes a relative, business partner (including their spouse and child), the trustee of a trust controlled by the member, and a company sufficiently influenced by the member or in which the member holds a majority voting interest.

Investment in certain non-geared unit trusts and companies

The non-geared entity exemption provides a more flexible way for an SMSF to purchase and hold property jointly with related parties.

Instead of purchasing a property directly, the SMSF and related parties purchase units in a unit trust or company. The trust or company then purchases the property. One of the key benefits of this structure is that it will generally allow the SMSF to increase its ownership over time by acquiring further units or shares from the existing related party owners. This is allowed because of a specific exemption from the general rule prohibiting SMSFs from acquiring assets from related parties.

An investment by an SMSF in a non-geared entity that meets the rules set out in SIS Regulation 13.22B or 13.22C is not an in-house asset. The rules are designed to significantly limit the activities of the trust or company, and include the requirement not to:

  • borrow or allow a charge over any assets
  • run a business
  • hold an interest in another entity (e.g. a unit trust would not meet this exemption if it held units in another trust or shares in a company)
  • loan money to another entity
  • lease an asset to a related party, except if the asset is business real property
  • acquire an asset from a related party of the SMSF after 11 August 1999
Failure to comply with the rules listed above will bring the exemption to an end and any interest held by the SMSF will become an in-house asset.

Extra information

For the ATO’s definition of an in-house asset, click here.  For further information on in-house assets, visit Running a business in an SMSF at this page.


  • Andrew D

    Where does it say that a smsf and member or related party can own an asset as tenants in common? s71 only says ‘property’….which is quite specific type of asset.

    My email address is

    • superannuationwarehouse


      The definition of an asset, per the act for the purposes of an in-house asset, is:

      “asset” means any form of property and, to avoid doubt, includes money
      (whether Australian currency or currency of another country).

      An SMSF can own a property as tenant in common, either directly or via a unit trust structure. This is on the assumption the Investment Strategy allows for this type of investment.
      There is a technicality for loans and a bare trust structure in an SMSF meaning any property owned this way has to be for the benefit of a single SMSF only. So no joint ownership where there’s a Bare Trust structure involved.

      Trust this helps.

  • Curious

    The limit on Inhouse assets being no more than 5% of the SMSF’s assets based on “Total Assets” of the Fund or “Net Assets” of the Fund. If the Fund has borrowed to acquire an assets the difference can be very material.

  • Ursula

    Can my SMSF loan money to A company of which I am a director? The purpose is to buy a company car. We will make sure that A company will pay the market interest rate and sign an agreement with all the terms. Thank you very much.

    • superannuationwarehouse


      Making a loan to an entity where you have an interest in is a grey area.

      From a technical point of view, each investment the SMSF makes must be for the sole purpose of providing for your retirement benefit. So if you buy a car via a company, this test is not satisfied. It may be seen as deriving a current day benefit from the SMSF, as opposed to providing a long-term retirement benefit.

      Also consider the control you have over the company. If you and your related parties, which is your bloodline family up and down, have a controlling interest in the company, the loan is a no-go zone. If, however, a loan is made to an entity or party where you have no controlling interest, it may be an allowable investment, on the basis the SMSF’s investment strategy allows for this.

      Trust this gives you the guidance needed to comply with legislation.

  • Carl

    Can I purchase private health insurance in my smsf if the total annual amount does not exceed 5% of the funds assets?

    • Superannuation Warehouse



      This is just so wrong on so many fronts. This is an expense and not an asset. All expenses must be for the sole purpose of providing for your retirement benefit.

      Best to use the SMSF for genuine investments only.

      Keep well,

  • Carl

    Can I purchase a car (asset) in my smsf and use it for personal use if it’s value does not exceed 5% of the funds assets? I would pay for the running costs outside the fund.

    Or would it be ok for the smsf to loan me up to 5% to purchase a car and I would pay back the loan at commercial interest rates?

    • Superannuation Warehouse


      This is a great question and quite a few topical issues jumps to mind.

      It is an overriding principle that all investments undertaken by an SMSF must be made for the sole purpose of providing for your retirement benefit:

      Even if you can argue the investment does meet the sole purpose test, be mindful that the 5% limit may be breached. There is a requirement for all assets in an SMSF to be valued at market value at year end. This means if other assets decrease in value, you may then inadvertently breach this 5% benchmark.

      In conclusion, it may be best to steer clear of investing in assets that’s not genuinely for your retirement benefit.

  • Nalin Kaul

    I own some shares in an unlisted overseas public limited company that I would like to transfer into my SMSF due to the potential for future capital gain and the low taxation environment within super. The company is only 2-3 years and all going well is expected to list in 3-5 years.

    -Is it permissible for an SMSF to acquire unlisted company shares from a member.
    – I or any of my relatives, friends, associates (related parties) have no position, involvement or role in the company, will it be considered as sale of an in-house asset and subject to the 5% cap.

    • Hein Preller


      Your questions have touched on a few aspects in Super.

      An SMSF generally cannot purchase an asset from a related party unless it is a business real property or public listed shares. An SMSF can however acquire unlisted shares from non-related parties on the proviso that the shares are not related party investments. We explain this in details here:

      If you or/and your related parties have a majority holding/control of the company, the company is generally regarded as a related party investment. In-House asset rules come into play in this instance. Related party investments are subject to a 5% limit of your Fund’s total assets.

      Trust this gives you the guidance needed.

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