Commercial property · Melbourne · SMSF
Commercial property in Melbourne, bought in your name or your SMSF.
Warehouses, industrial units and commercial space across Melbourne. Since 10 August 2026, commercial property used wholly in a business is the only real estate a self-managed super fund can borrow to buy. Here is what we have, how the SMSF route works, and what to check before you buy.
SMSF property rules from 10 August 2026
House, apartment or residential landCash only. No new SMSF loans.
Warehouse, factory, office or shop used wholly in a businessCash, or a limited recourse loan.
SMSF loans signed before 10 August 2026 carry on as they are. Source: Treasury Laws Amendment (Tax Reform No. 1) Act 2026 and ATO guidance.
Our listings
Commercial property for sale in Melbourne
Every commercial listing we have, updated as new stock comes in. Ask Mark for floor plans, price lists and lease details.
·Commercial listings for sale now
·Lowest price on our list
·Range of floor areas, in square metres
Loading our commercial listings. If nothing shows up, see every commercial listing here.
Prices and sizes are as published on each listing. Whether a property counts as business real property for an SMSF loan depends on how it is used, so check each one with your SMSF adviser before the fund borrows.
Buying through your SMSF? Mark can send the price list to you and your adviser, so you can check it against your fund before you commit.
Residential vs commercial in an SMSF
What your SMSF can still do in 2026
The August 2026 change stopped new SMSF loans for residential property. Commercial property that counts as business real property keeps the options it always had.
| In an SMSF | Residential property House, apartment, residential land | Commercial property Used wholly in a business |
|---|---|---|
| New SMSF loan | Not allowed since 10 August 2026 | Allowed, through a limited recourse borrowing arrangement |
| Buy with cash | Allowed | Allowed |
| Buy it from a member or their relatives | Not allowed | Allowed, at market value |
| Lease it to a member or their business | Not allowed | Allowed, at market rent on a written lease |
| Typical lease | 6 or 12 months | Commonly 3 to 5 years, plus options |
| Outgoings | Usually the owner pays | Set by the lease. Tenants often pay most of them. |
How it works
How your SMSF buys commercial property
In the order it needs to happen. Get the structure right before anyone signs, because fixing it later is expensive.
01
Check the fund
The purchase has to fit the fund’s written investment strategy, and the fund needs cash for the deposit, costs and a buffer.
02
Set up the holding trust
If the fund borrows, a separate holding trust (a bare trust) holds the title. Set it up before the contract is signed.
03
Get SMSF finance
A limited recourse loan means the lender can only claim this property, never the rest of the fund. Lenders set their own limits.
04
Settle and lease it
Lease it at market rent on a written lease, to an outside tenant or to your own business.
05
Rent goes to the fund
Rent is taxed at 15% in the fund. Once the fund pays you a retirement pension, income backing that pension can be tax free.
Two ways in
Own your premises, or lease to a tenant
Most SMSF commercial buyers do one of two things. Pick the one that sounds like you.
YouYour businessUses the premises
Pays market rent
OwnerYour SMSFHolds the property
Repays the loan
If it borrowsSMSF lenderClaim limited to this property
Pay rent to your own super
Your SMSF buys the premises and leases them to your business. The rent your business pays goes into your super fund instead of a landlord’s pocket, and the business can usually claim it as an expense.
- Written lease at market rent. Set the rent with an independent valuation, and review it as the lease says.
- Rent paid on time. Late or skipped rent is a compliance problem for the fund.
- Already own your premises? The fund can buy them from you at market value, as business real property.
TenantA businessLeases the space
Pays rent
OwnerYour SMSFHolds the property
Repays the loan
If it borrowsSMSF lenderClaim limited to this property
Lease it to an outside business
Your SMSF buys the property and leases it to a business you have no link to. The lease, the tenant and the outgoings decide how steady the income is.
- Longer leases. Commercial leases commonly run 3 to 5 years, plus options.
- Outgoings by the lease. Tenants often pay most of them. Check what each lease says.
- Plan for a gap. An empty unit can take longer to lease than a house, so keep cash in the fund.
Run a business that rents its premises? Tell Mark what your business needs, and he will match it to a unit on our list.
Straight talk
Four things SMSF buyers miss
Get each one answered in writing before the fund signs anything.
01
It must stay business property
A property bought with a new SMSF loan has to be used wholly in a business for the life of the loan. A shop with a flat above it does not qualify.
02
Victoria’s stamp duty switch
Commercial property sold since 1 July 2024 pays stamp duty one last time. Ten years later, an annual tax of 1% of the land value starts, and later sales are duty free while it stays commercial.
03
GST on the rent
Commercial rent counts toward the fund’s GST turnover. Once that reaches $75,000 a year or more, the fund has to register for GST.
04
Cash left in the fund
The fund still pays the loan, costs and any pensions if the tenant leaves. Keep a buffer, and watch how much of the fund sits in one property.
Can my SMSF still borrow to buy property in 2026?
Yes, for commercial property that counts as business real property. Since 10 August 2026, a new SMSF loan can only buy real property used wholly and exclusively in a business. Loans and binding contracts from before that date carry on.
What counts as business real property?
Land and buildings used wholly and exclusively in one or more businesses, such as a leased warehouse, factory, office or shop. Property used partly as a home does not count, and with a new loan it has to stay in business use for the whole life of the loan.
Can my SMSF buy my business premises?
Yes. An SMSF can buy business real property from a member or related party at market value, then lease it to the member’s business at market rent on a written lease. Use an independent valuation and make sure the rent is paid on time.
How much deposit does an SMSF need for commercial property?
It depends on the lender. In October 2026, some lenders offered up to 80% of the price and others 70% to 75%. The fund pays the rest, plus stamp duty and buying costs. Some lenders also set a minimum fund balance, often around $150,000 to $200,000.
Can my SMSF buy a shop with an apartment above?
Not with a new SMSF loan. A property used partly for residential purposes is not business real property. The fund could still buy it with cash, if it fits the investment strategy and no member or related party lives there.
What return does commercial property give?
Melbourne industrial property yielded about 4.2% gross in June 2026, according to realcommercial.com.au, and retail yields were higher. Leases run longer than residential and tenants often pay the outgoings, but an empty unit can take longer to lease. Ask Mark for the price and any lease details before you buy.
Talk to Mark
Talk to Mark about commercial property
Tell Mark your budget and whether you are buying in your own name or through your SMSF. He will send the price list and floor plans for anything that fits, or tell you straight if nothing does.
Mark Zammit
Zammit Real Estate, Fitzroy
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General information only, not financial, tax, legal or credit advice. Get advice from a licensed SMSF adviser before your fund buys or borrows. Listing details are as published on each listing. Loan figures are lender policies and rates published in October 2026 and change often. Sources: Treasury Laws Amendment (Tax Reform No. 1) Act 2026 and ATO guidance on limited recourse borrowing arrangements (July 2026); Superannuation Industry (Supervision) Act 1993, sections 66 and 67A; SMSF loan policies of Liberty, Bluestone, Pepper Money and La Trobe Financial (October 2026); realcommercial.com.au Commercial Yield Report (June 2026); State Revenue Office Victoria and Department of Treasury and Finance, commercial and industrial property tax reform; ATO, GST registration.
