From 3 July 2026 Grow is tightening new SMSF + bare trust orders for residential property. The LRBA borrowing window closes 10 August 2026. Only clients who already have finance pre-approval, a shortlisted property and basic process knowledge will be accepted.
Based on our experience, we believe around half of the people currently rushing to set up an SMSF will fail in their attempt to sign a contract before the deadline.
We are prioritising existing clients and realistic setups only.
What is changing from Friday 3 July 2026
New SMSF and bare trust setups for residential property purchases
The last date Grow will accept new SMSF orders where the clear intention is to also set up a bare trust and enter a contract before the 10 August 2026 deadline is close of business Friday 10 July 2026.
Any new SMSF order submitted after 10 July will be processed normally. However, if you later request a bare trust, that order will not be actioned and any bare trust fees paid (less card processing fees) will be refunded.
Reason: Existing Grow clients must have priority access to our team so they have the highest chance of completing before the cutoff. We cannot support unlimited last-minute setups without compromising service quality.
Mandatory ongoing administration for 2026/27
When you set up a new SMSF with Grow for this purpose we are automatically appointed tax agent and you engage us for the full 2026/27 accounting, tax and audit cycle under our standard fee schedule.
Reason: Our setup and bare trust work integrates directly with ongoing compliance. Splitting services in the critical first year reduces support quality and increases error risk. We will not facilitate setups where the plan is to leave immediately after the bare trust is done.
Grow services that are NOT changing
SMSF setups for all other investment types (shares, commercial property, etc.)
Services for existing SMSF-owned residential properties and bare trusts
New or existing commercial property purchases via LRBA (still fully available)
Ongoing accounting, tax and audit for any SMSF-owned property
Realistic timeframes and success factors
Since 2020 Grow has helped over 1,000 people set up SMSFs. A large portion have successfully purchased property using LRBA + bare trust. Average time from SMSF order to property settlement has been ~90 days.
With 30 days typical between contract and settlement, that leaves roughly 60 days from ordering the SMSF to signing a contract in the bare trust name.
Last realistic contract date:
Friday 7 August 2026 (last business day before the 10 August commencement).
This is an extremely short window in a market where thousands of other SMSF investors are targeting similar properties.
You are positioned to succeed if:
✅ You already have formal or informal SMSF borrowing pre-approval (or a clear capacity check from an SMSF lender/broker)
✅ You are already searching and have identified suitable properties inside your budget
✅ You understand the basic SMSF + bare trust purchase process (or are willing to learn quickly)
Red flags that mean you will almost certainly not succeed in time:
🚩 You only learned about SMSFs and bare trusts after the LRBA ban was announced
🚩 You have no borrowing capacity check and no idea what your realistic budget is
🚩 You have not been actively searching for properties
These factors are not negotiable. Buying investment property via SMSF LRBA is a steep learning curve. Mistakes are costly and often irreversible. Grow may decline new SMSF orders, bare trust orders or transfers at our discretion if these red flags are present.
Post-ban options (what still works after 10 August 2026)
The residential LRBA borrowing window is closing, but SMSF property investment is not dead.
Commercial property via LRBA remains fully available and unaffected.
Outright (ungeared) purchase of established residential property in an SMSF is still possible. You keep the full 2026 Budget negative gearing carve-out and 33.3% CGT discount that individuals and most trusts lose from 1 July 2027.
Other structures (fixed unit trusts, tenants-in-common, etc.) can still provide leveraged exposure in some cases — see our full LRBA ban article for details.
Read the complete explanation here: SMSF Borrowing Banned: What the Labor-Greens LRBA Deal Means for You.
Refund, wind-up and fee rules (unchanged but reinforced)
Once Grow starts processing your new SMSF order you cannot obtain a refund — we have already incurred ASIC, legal document and setup costs.
If you set up a bare trust (including registering a bare trust company) but do not use it before the cutoff, there is no refund.
Substituting a nominated property under an existing bare trust incurs no extra fee.
De-registering a company later costs the standard ASIC fee ($52 per company).
Any SMSF that receives funds (even $0.50) or rolls over money must lodge a 2026/27 return. Minimum fee even for a cash-only SMSF is $1,100. Wind-up fee up to $1,100 may apply.
Refunds for cancellations before processing starts are less card/merchant fees.
Next steps
If you meet all three success factors above, book a feasibility call. We will assess fit quickly and honestly.
If you have any red flags, pause. Rushing now is the fastest way to waste time and money. Consider commercial property, an outright SMSF purchase, or waiting for the post-ban landscape to settle.
Get in touch — but only if you are genuinely ready.
Grow may choose not to work with you and may reject your new SMSF order, bare trust order or SMSF transfer request at our discretion.