Real Estate ASF · Set-Up Guide

Setting Up A Real Estate ASF

Five clear steps to setting up a Real Estate ASF

View the 5 steps Open the calculator Start your application →

How it works

The four simple steps to your Sub Fund

Work through them in order, or use Open the calculator above to run your numbers first. Step 3 links straight to the application form.

01

Use the calculator to work out your numbers

Enter the property price, expected rental, and your finance assumptions to see the deposit, upfront costs, and ongoing cash requirement for the Sub Fund — based on your syndicate's combined investment. Positive gearing is the requirement for a Real Estate Sub Fund.

Open the Calculator
02
Application · $500

Submit your Sub Fund Property Application

Lodge your application through the Assetora portal. Include the Sub Fund name you choose and pay the $500 application fee. This starts the assessment of your chosen property.

Important — property criteria

The property must be investment grade, and located in an area that can generate a long-term rental yield and capital growth.

Open the Sub Fund Application →
03

Sub Fund property approved — SPDS & campaign created

Once your Sub Fund property is approved, Assetora issues the SPDS (Supplementary Product Disclosure Statement) for that specific Sub Fund and creates the investment campaign so your syndicate can subscribe.

04

Transaction implemented — funds exchanged for units

The transaction is implemented: each member's deposited money is exchanged for $1 units in the Sub Fund, pro rata to their contribution. Members now holds units in a registered managed investment scheme — and net rental income flows to each member's account.

Client documents & tools

Everything you need, in one place

Read each document inline, or download a copy. The application form and calculator are linked here too.

A

Assetora Overview — who, what & how

Who Assetora is, what the Sub Fund structure does, and how it works.

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Who we are

Assetora Australia Limited is the Responsible Entity and Trustee of the Assetora Investment Fund (ARSN 167 020 626) — an ASIC-registered retail managed investment scheme. Assetora uses a fractional Sub Fund structure so investors can access individual properties as easily as buying units in a fund.

ASIC registeredRetail managed investment scheme under the Corporations Act.
AFSL licensedAssetora holds an Australian Financial Services Licence (444365).
Perpetual custodyLegal title held by Perpetual Corporate Trust, independent of investors.
What we do

Assetora turns property into a financial product anyone can invest in — fractionally. Instead of buying a property outright, investors subscribe for units in a dedicated Sub Fund created for that single asset. Each Sub Fund is its own class of units within the Assetora Investment Fund, so your holding is a registered financial product, not a direct bricks-and-mortar purchase.

  • Property access, fractionalised — residential, commercial and house & land packages, available in $1 units.
  • Built for SMSFs and syndicates — SMSFs, family members, family trusts and companies can co-invest side by side in the same Sub Fund.
  • Leverage, structured separately — where gearing is used, the Sub Fund borrows (not the investor) via a Limited Recourse Borrowing Arrangement.
  • End-to-end management — Assetora manages tenants, income, reporting and compliance for every property.
How we do it — six steps
  • 1 · Choose a property — residential, commercial or house & land.
  • 2 · An Assetora Sub Fund is created — a dedicated fund for that single asset.
  • 3 · Investors subscribe for units — $1 units, pro rata to each contribution.
  • 4 · Perpetual holds legal title — custody sits fully outside any one investor.
  • 5 · The Sub Fund borrows, if needed — gearing sits with the Sub Fund, not the investor.
  • 6 · Income flows to unit holders — distributions feed straight into investor accounts.
Why it changes the equation: you can syndicate with other investors, diversify across many Sub Funds instead of a single asset, and buy, sell or trade units on the Assetora Marketplace without forcing a sale of the underlying property.
SoA

Statement of Advice — SMSF Sub Fund Property

Structure, compliance, costs and key risks for the Sub Fund investment.

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Important notice: This Statement of Advice (SOA) has been prepared to assist you in making an informed investment decision. It provides information about the Assetora Sub Fund structure, how fractional property investment works within your SMSF, the regulatory framework, associated costs, and the key risks you should consider. This document does not constitute personal financial advice. You should read the Product Disclosure Statement (PDS) and obtain independent legal, financial and tax advice before investing.
1. About Assetora and the Investment Fund

Assetora Australia Limited (Assetora) is the Responsible Entity (RE) and Trustee of the Assetora Investment Fund (ARSN 167 020 626), a registered retail managed investment scheme regulated by ASIC under Chapter 5C of the Corporations Act 2001. Assetora holds an Australian Financial Services Licence (AFSL) and is the sole decision-maker for all investment and operational matters within the Fund.

The Assetora Investment Fund operates under a master fund / sub-fund structure. Each sub-fund is created to hold a single property asset and is structured as a separate class of units within the master fund. Perpetual Corporate Trust ACN 000 341 533 acts as independent Custodian, holding registered legal title to each property on behalf of the Trustee.

Fund NameAssetora Investment Fund
ARSN167 020 626
Responsible EntityAssetora Australia Limited (AFSL holder)
CustodianPerpetual Corporate Trust ACN 000 341 533
Scheme TypeRegistered retail managed investment scheme (ASIC-regulated)
Asset TypesResidential, commercial, rural, and house & land package properties
Contactgt@assetora.com · 0437 138 034 · www.assetora.com
2. How fractional Sub Fund investing works

Rather than your SMSF purchasing a property directly, it subscribes for units in a dedicated Sub Fund that holds a single property asset. Each $1 unit represents a proportional beneficial interest in the Sub Fund. This structure means your SMSF holds a financial product (units in a registered managed investment scheme) — not real property, and not a loan.

  • Select a property — you identify the property your SMSF wishes to invest in (residential, commercial, or house and land package).
  • Sub Fund creation — Assetora creates a bespoke Sub Fund within the Assetora Investment Fund, dedicated to that single asset.
  • Subscribe for units — your SMSF (and any co-investors) purchase $1 units proportional to their contribution. Your SMSF may hold 100% or a partial share.
  • Custody and title — Perpetual Corporate Trust holds registered legal title to the property, entirely separate from your SMSF's balance sheet.
  • Leverage (optional) — where borrowing is required, Assetora arranges a Limited Recourse Borrowing Arrangement (LRBA) within the Sub Fund. The borrower is Perpetual — not your SMSF.
  • Ongoing management — Assetora manages all property operations including tenant selection, rent collection, maintenance and compliance reporting.
  • Income distribution — net rental income is distributed to your SMSF's Assetora Cash Account (ANZ virtual account) and flows automatically to Class Super or BGL Simple Fund 360.
  • Exit / liquidity — you may sell some or all of your units on the Assetora Secondary Market without requiring a sale of the underlying property.
Co-investment with related parties: related parties — including family members, family trusts and associated companies — are permitted to co-invest in the same Sub Fund alongside your SMSF. Each party holds units proportional to their contribution, and income, expenses and capital gains are allocated in the same proportions. This is compliant because each investor simply holds units in an externally governed, ASIC-registered managed investment scheme.
3. Regulatory compliance — SIS Act and Regulations

The Assetora Sub Fund structure has been designed to comply with all relevant provisions of the Superannuation Industry (Supervision) Act 1993 (SISA) and Regulations 1994 (SISR). The table below summarises the key compliance positions.

SIS ProvisionRequirementStatus
s62 — Sole PurposeInvestment purely for retirement benefit✓ Compliant
s66 — Related Party AcquisitionCannot acquire assets from a related party✓ Compliant — units acquired from Assetora (unrelated RE)
s67 — Borrowing ProhibitionSMSF must not borrow or hold debt✓ Compliant — debt sits in Sub Fund; SMSF holds units only
s109 — Arm's LengthAll transactions on commercial terms✓ Compliant — PDS-based, identical terms for all investors
Part 8 — In-House Assets (5%)Investment in related trust limited to 5%✓ Not applicable — s71(1)(d) exclusion applies (registered MIS)
SISR 13.22C/D — Non-Geared TrustsRestrictions on geared private unit trusts✓ Not applicable — Assetora is a registered MIS, not a private trust
Key compliance principle: your SMSF holds units in a registered managed investment scheme — not property, not debt, and not a controlled related trust. The s71(1)(d) exclusion from the in-house asset rules applies regardless of gearing, unitholding size, or any question of control. Auditors should classify the investment as "units in a registered managed investment scheme" and confirm ARSN 167 020 626 on ASIC's registers.
4. Costs and fees

The following fees apply to your investment in an Assetora Sub Fund. All fees are charged at the Sub Fund level on the gross asset value (GAV) of the underlying property — not on your equity contribution or unit value alone.

Fee TypeRateWhat it coversExample / notes
Establishment Fee1.5% of GAVOne-off, charged at Sub Fund creationOn a $600,000 property: $9,000
Annual Management Fee1.0% of GAVCharged annually, covers all management servicesOn a $600,000 property: $6,000/yr
Property ManagementIncluded in management feeTenant selection, rent collection, maintenance oversightNo additional charge
LRBA ArrangementSubject to lender termsWhere leverage is used, standard commercial loan costs applyVaries by lender
Secondary Market TradingNil (platform fee may apply)Unit sales on the Assetora marketplaceRefer to current PDS

Worked example: on a $750,000 property, the one-off establishment fee would be $11,250 (1.5% GAV) and the ongoing annual management fee would be $7,500 (1.0% GAV). These are paid from the Sub Fund and reflected in unit valuations and income distributions.

5. Key risks to consider
All investments carry risk. Before investing, you should satisfy yourself that the Assetora Sub Fund structure is appropriate for your SMSF's investment objectives, risk tolerance and financial situation.
  • Property market risk — property values may fall, and rental income is not guaranteed. Past performance is not a reliable indicator of future returns.
  • Liquidity risk — while units may be traded on the Assetora Secondary Market, there is no guarantee of a ready buyer. Liquidity is limited compared to listed assets.
  • Leverage risk — where an LRBA is used, returns are magnified in both directions. A decline in property value may push unit value below the original investment.
  • Manager and counterparty risk — your investment depends on Assetora performing its obligations as RE. Insolvency or change of control could affect the Sub Fund.
  • Regulatory and legal risk — changes to superannuation law, ASIC regulations or ATO interpretations could affect compliance status or tax treatment. No ATO-specific ruling covers this approach at the time of this document.
  • Valuation risk — during construction (house and land), unit valuations are on a cost basis. Independent valuations are obtained at practical completion and annually thereafter.
  • Concentration risk — each Sub Fund holds a single property, representing exposure to a single asset with no internal diversification.
  • Fee drag risk — fees of 1.5% establishment and 1.0% p.a. on GAV are calculated on gross property value, not your equity, and may represent a proportionally higher cost, particularly where leverage is used.
6. Next steps and acknowledgement

Before you invest, Assetora recommends you read the full Product Disclosure Statement (PDS); obtain independent legal and tax advice; review your SMSF investment strategy to confirm property is permitted; confirm your SMSF has sufficient liquidity for ongoing obligations; and consider the risks outlined in Section 5 above.

By proceeding with an investment in an Assetora Sub Fund, you confirm that you have read and understood this Statement of Advice, including the risks disclosed in Section 5, and that you have had the opportunity to seek independent advice. The downloadable version includes the investor / trustee acknowledgement and signature block.
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Real Estate ASF Application form

Lodge your application and pay the $500 fee — include your chosen Sub Fund name.

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The application is lodged through the Assetora Sub Fund Application portal. Before you start, have ready:

  • The Sub Fund name you would like to use.
  • Details of the property (address, price, type — residential, commercial or house & land).
  • Your syndicate members and their intended contributions.
  • Payment for the $500 application fee.

Remember the property must be investment grade and located in an area that can deliver both long-term rental yield and capital growth.

Go to the application portal →