Says Who? — The SMSF Portfolio Builder

Your fund

Combined super balance all members, all accounts

Cash buffer to keep chapter 24

Fund running costs a year

Contributions into the fund each year employer plus any top-ups — chapter 22

The property

Purchase price

Duty, legal, inspections

Furniture and setup $0 if you're letting it long-term How will you let it?

Average nightly rate

Occupancy % of the year booked

Total holding costs each year strata, rates, water, insurance, management, utilities, maintenance

What it earns

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Net yield on every dollar you deploy

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Net income a year

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Total deployed

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Most you could spend

—

Cash left over

Twenty-five years, three ways

Orange is your property strategy. Grey is leaving it all in a large fund. The steps are each new property the fund buys.

Where it ends up

Twenty-five years of buying whenever the cash allows, keeping your buffer intact, with rents and prices growing at the rates below.

Growth assumptions

Rent growth % a year

Property growth % a year

Large fund return % before fees

Large fund fee % a year

After twenty-five years

Income is what arrives as rent without selling anything. A large fund gets you a balance you draw down instead.

The occupancy that decides it

Short-stay only wins above a certain occupancy. Below it, a long-term tenant earns more for far less work. Here's where your break-even sits.

Occupancy	Nights	Gross	Net	Net yield	Beats a lease?

Before you buy anything. This is arithmetic, not advice. It can't see your fund's trust deed, your investment strategy, your contribution caps, the body corporate by-laws, or whether short-stay is even permitted at that address. It assumes nothing goes wrong for twenty-five years, which it will. Take the questions in Appendix B to your accountant, and read chapter 28 before you get excited.