Disability Housing Australia: SDA, NDIS and Your Options
NDIS Specialist Disability Accommodation (SDA) funds the physical housing for people with very high support needs or extreme functional impairment. As at September 2025, 25,274 NDIS participants had SDA funding, with 15,518 living in SDA dwellings and 9,756 still seeking suitable housing. SDA covers four design categories: Improved Liveability, Fully Accessible, Robust, and High Physical Support. To apply, you need a home and living goal in your plan, a Functional Capacity Assessment from an OT, and NDIA approval. Call the NDIA on 1800 800 110 to start, or contact a Support Coordinator for guidance through the process.
What Is Specialist Disability Accommodation (SDA)?
Specialist Disability Accommodation, known as SDA, is a type of NDIS-funded housing built specifically for people with very high support needs or extreme functional impairment. SDA funding pays for the physical dwelling: the building, its specialist design features, and the ongoing costs of maintaining a purpose-built accessible home.
SDA is not support workers. It is not daily care or personal assistance. Those are funded separately through Supported Independent Living (SIL) or other NDIS support arrangements. SDA is the home itself. This includes ramps, ceiling hoist points, reinforced walls, height-adjustable benches, and design features that make the property functional and safe for someone with significant disability-related needs.
SDA homes entered the NDIS market in 2016 and can take many forms: apartments, villas, duplexes, townhouses, detached houses, or group homes. Studio-style accommodation is not accepted under the SDA Design Standard. All SDA providers must be registered with the NDIS Quality and Safeguards Commission. All SDA dwellings must also be enrolled with the NDIA before a participant can move in.
SDA in Australia: The Numbers
The SDA sector has grown substantially since 2020 and continues to expand, though supply in many categories and regions still falls short of demand.
25,274 NDIS participants with SDA funding as at September 2025 (NDIA/SDA Australia Group)
15,518 participants currently living in SDA dwellings (September 2025)
9,756 participants with SDA funding still seeking suitable housing (September 2025)
12,396 enrolled SDA dwellings nationally as at September 2025 (NDIA quarterly data)
The gap between participants with SDA funding and those living in SDA dwellings reflects a persistent supply shortage, particularly in specific categories and locations. As at March 2025, there were 11,360 enrolled SDA dwellings across Australia, representing a 21% increase annually and a 28% rise year-on-year. The High Physical Support and Robust categories saw the strongest growth, up 49% and 63% respectively from the prior year.
Total SDA payments grew significantly, from $228 million in 2023 to $411 million in 2025, a 34% annual increase. Much of this growth reflects new SDA benchmark prices introduced from 1 July 2023 and automatic annual indexation of SDA funding from 1 July 2024. Victoria leads with 7,295 SDA participants in total. Queensland follows with 4,442, and Western Australia with 1,862 (SDA Australia Group, September 2025 quarterly data).
Who Is Eligible for SDA Under the NDIS?
SDA is available to a small proportion of NDIS participants. The NDIA estimates approximately 6% of participants are eligible. Eligibility is not based on disability type alone. It depends on the level of functional impairment and whether a specialist dwelling is reasonable and necessary for your situation.
To be eligible for SDA, you must generally meet all of the following:
You are an NDIS participant with an approved plan
You have extreme functional impairment in one or more areas of daily life, or very high support needs
Standard housing or minor modifications to standard housing would not adequately meet your needs
A specialist dwelling is necessary to manage risks to your safety or to enable you to receive the support you need
SDA is reasonable and necessary for your circumstances, as determined by the NDIA
The NDIA assesses SDA eligibility through a home and living assessment process. Evidence must come from qualified professionals, typically including an occupational therapist’s Functional Capacity Assessment and relevant medical or specialist reports. The NDIA does not fund SDA simply because someone has a severe disability. The need for a specialist dwelling must be clearly documented and clinically justified.
Meeting the disability criteria for the NDIS does not automatically mean you qualify for SDA. Most NDIS participants do not have SDA in their plans. If you believe SDA may be appropriate for you, speak with a Support Coordinator or Specialist Support Coordinator who has experience with home and living applications.
The Four SDA Design Categories Explained
All SDA properties are built to one of four design categories under the NDIS SDA Design Standard (October 2019). This standard has been mandatory for all new and refurbished SDA from 1 July 2021. The category that applies to your property determines the design features it must include and the NDIS funding level it attracts.
Improved Liveability For: sensory, intellectual, or cognitive impairment
Designed to reduce sensory overload and support clear, predictable environments. Features include high-contrast walls and doors, luminance contrast markings, simplified layouts, task lighting, and visual assistance cues. Corridors must be at least 120cm wide. Must meet Livable Housing Australia Silver Level minimum standards.
Fully Accessible For: high physical impairment, wheelchair use
Designed to support mobility and full wheelchair access throughout the dwelling. Features include wider doorways, flat flooring with no steps, open-plan layouts, accessible bathrooms and kitchens, and continuous accessible paths from entry to all rooms. Meets Australian Standard AS 1428.1 requirements.
Robust For: complex behaviours that may cause harm to self or others
Built with reinforced, durable materials designed to prevent injury and minimise maintenance. Features include robust kitchen benchtops and cabinetry, reinforced walls, secure rooms, and high physical access provisions. Designed to keep residents and staff safe in environments where behaviours of concern are present.
High Physical Support For: very high physical support needs, complex equipment
Includes all Fully Accessible features plus structural provisions for ceiling hoists, height-adjustable benches, sinks, dishwashers, ovens, and appliances accessible from both seated and standing positions. Designed for participants with 24/7 high-support needs who require specialist housing infrastructure. The highest-funded SDA category.
Which Category Is Right for You?
The right category depends on your specific disability-related needs, not on general preferences or what a provider has available. A Functional Capacity Assessment from an experienced occupational therapist is the most reliable way to identify which category genuinely matches your needs. Be cautious of providers who recommend a specific category based primarily on their existing stock rather than your assessed needs.
SDA Building Types
Within each design category, SDA dwellings also have a building type classification that affects the NDIS funding level. The main building types under the SDA Rules are:
Apartments: Self-contained units within a multi-storey building. Generally for one or two residents.
Villas: Free-standing or semi-detached single-storey dwellings, typically for one or two residents.
Duplex: Two-dwelling structure on a single lot, typically for one to two residents per side.
Townhouse: Multi-level attached dwellings, generally for one to two residents.
House: Detached dwelling, can accommodate varying resident numbers depending on size and category.
Group home (3-4 residents): Shared house accommodating three to four residents with shared common areas.
Group home (5+ residents): Larger shared arrangements. Typically older-style stock; newer developments tend toward smaller, more individualised dwellings.
Legacy stock: SDA properties built before the current Design Standard. May be enrolled under different pricing rules. Often group homes with six or more residents.
The NDIS funds SDA based on the combination of design category and building type. Higher-support categories in single-resident or apartment building types attract the highest annual funding amounts.
SDA vs SIL: Understanding the Difference
Feature
SDA
SIL
What it funds
The physical dwelling and its specialist design features
Support workers who assist with daily living tasks
Covers housing or rent
Yes, the specialist housing itself
No: participants pay rent separately
Covers personal care or support
No: support is funded separately
Yes: 24/7 or rostered daily support workers
Who needs it
Participants needing specialist building design due to extreme functional impairment
Participants needing high, regular daily support workers in their home
Can they be combined
Yes: many participants have both SDA and SIL
Yes: SIL can operate in SDA or standard rental properties
Registration required
Yes: all SDA providers must be NDIS registered
Yes, from 1 July 2026
Proportion of participants
Approximately 6% of NDIS participants
A larger proportion of participants with high daily support needs
See our Supported Independent Living guide for the full breakdown, including the Roster of Care, how to apply, and the July 2026 registration changes.
How Much Do Participants Pay for SDA?
SDA is not free for participants. The NDIS funds the specialist housing component (the SDA payment) directly to the registered SDA provider. In addition to this, participants pay a reasonable rent contribution.
The reasonable rent contribution is set at approximately 25% of the Disability Support Pension (DSP). As of 2026, this equates to approximately $147 per week, or around $7,662 per year. This figure is tied to the DSP rate and changes when the DSP is indexed. Always confirm the current reasonable rent contribution with your SDA provider or Support Coordinator, as the figure above reflects 2026 rates and may change.
On top of the rent contribution, participants are responsible for their own day-to-day living costs, including food, utilities, and personal expenses. SDA funding and SIL funding do not cover these costs.
Important: SDA funding rates vary significantly depending on the design category and building type. A single-resident High Physical Support apartment attracts far more annual SDA funding than a group home Improved Liveability placement. The NDIA determines your SDA funding category based on your assessed needs, not on what you or a provider prefer.
How to Apply for SDA in Your NDIS Plan
Getting SDA into your NDIS plan typically takes 12 to 24 months from first raising the need to moving into suitable housing. Starting early and having the right evidence significantly improves outcomes. Starting early and having the right evidence significantly improves your chances of a smooth process.
Establish a home and living goal in your NDIS plan. You need a specific, documented goal about where and how you want to live. Something like: “I want to move into an SDA property that accommodates my mobility needs so I can live safely and independently.” This goal must appear in your plan before SDA can be considered.
Obtain a Functional Capacity Assessment (FCA) from an OT. An occupational therapist assesses your daily functional capacity and documents how your impairment affects your ability to live safely in standard housing. The FCA must clearly establish why SDA is necessary and why standard housing or minor modifications would not meet your needs.
Gather supporting clinical evidence. Alongside the FCA, gather reports from relevant specialists such as your GP, neurologist, physiatrist, or behaviour support practitioner. The evidence must paint a clear picture of the nature and extent of your functional impairment.
Complete the Home and Living supporting evidence form. This form, available from the NDIA, documents your housing goal, current circumstances, strengths, barriers, and ongoing requirements. Your Support Coordinator can help you complete this accurately. It can be submitted within 100 days of your plan end date or through a Change of Situation request.
Submit your request to the NDIA for consideration. Once submitted, the NDIA reviews your evidence against the SDA eligibility criteria and the reasonable and necessary test. This review process can take several weeks to months.
If approved, search for suitable SDA properties. With SDA in your plan, you can begin searching for appropriate dwellings using the NDIS SDA Finder, the Housing Hub (housinghub.org.au), or Nest (nesthousing.org.au). Your Support Coordinator can assist with shortlisting providers and properties.
Execute a service agreement and move in. Once you have identified a suitable dwelling, a written service agreement must be in place between you and the SDA provider before you move in. The SDA provider must have your NDIS plan in place and the NDIA will confirm your SDA funding before the placement begins.
How to Find SDA Properties Near You
Finding the right SDA property takes time, particularly in high-demand categories like High Physical Support or in specific locations. These tools and approaches help.
NDIS SDA Finder
The NDIA’s SDA Finder tool on the NDIS website (ndis.gov.au) lists SDA dwellings with current vacancies by location and design category. This is the primary tool for participants and their supporters to identify properties. Providers are required to notify the NDIA of vacancies, and this data is published through the finder.
Housing Hub and Nest
The Housing Hub (housinghub.org.au) and Nest (nesthousing.org.au) are national online directories specifically designed for people with disability to find and compare SDA and accessible housing options. Both include search tools by location, design category, and building type.
Support Coordinators
A Support Coordinator experienced in home and living pathways can help identify SDA properties, contact providers, and manage the practical steps of transitioning. They can also assess whether a property genuinely fits your assessed needs. Tenax Supports provides Support Coordination for NDIS participants navigating housing transitions.
SDA Demand Data
The NDIA publishes quarterly SDA demand data by SA3 and SA4 regions. This helps participants and supporters understand supply shortfalls in specific locations before committing to a search area. Knowing whether supply is tight in your preferred area helps set realistic expectations about search timelines.
Other NDIS Housing and Disability Housing Options
SDA is the most specialist housing pathway, but it suits only a small proportion of people. Several other options exist depending on your support needs and circumstances.
Individualised Living Options (ILO)
ILO is a flexible NDIS support package. It suits participants who want to live in their own home or with chosen people, rather than in a group home or SDA. Lower to moderate support needs are the typical fit. It suits participants with lower to moderate support needs who want maximum choice and control. ILO is assessed and approved by the NDIA separately from SDA. For more detail, see our home and living options guide.
Mainstream Housing with NDIS Supports
Many NDIS participants live in private rental, public housing, or family homes, using their NDIS funding for drop-in support workers, therapy, assistive technology, or home modifications. This is the most common housing arrangement and suits participants who do not require a specialist dwelling.
Home Modifications
The NDIS can fund home modifications under the Capital Supports budget to make an existing property more accessible. This covers items such as ramps, grab rails, bathroom modifications, and doorway widening. Home modifications may be sufficient for many participants without the need for SDA.
Social Housing for People with Disability
People with disability who do not qualify for SDA may be eligible for state and territory social housing, particularly through disability priority assessment pathways. Wait times are significant. A Support Coordinator can help you check eligibility and apply.
Short Term and Medium Term Accommodation
Short Term Accommodation (STA), sometimes called respite, and Medium Term Accommodation (MTA) are NDIS-funded temporary housing options. STA provides short breaks from usual living arrangements. MTA provides housing for up to 90 days where a participant needs a temporary home while transitioning into a longer-term arrangement such as SDA. Tenax Supports’s Support Coordination service can help navigate these pathways.
Need Help Navigating SDA, SIL, or Other NDIS Housing Pathways?
Tenax Supports provides Support Coordination for NDIS participants in Melbourne. We help participants understand their options, gather the right evidence, and navigate complex housing transitions.
Tenax Supports is a Victoria-based registered NDIS provider. We support NDIS participants across Victoria navigating home and living pathways including SDA, SIL, STA, and social housing.
Support Coordination: Helping participants understand home and living options, gather evidence for SDA applications, identify providers, and manage transitions into appropriate housing. Support Coordinators can also help participants find and connect with external allied health providers, such as occupational therapists, physiotherapists, psychologists, speech pathologists, and behaviour support practitioners, where these supports are funded in a participant's plan.
Supported Independent Living: Day-to-day support for participants living in SIL-funded homes, helping build daily living skills and independence.
In-Home Support Services: Support delivered in a participant's own home, suited to mainstream housing arrangements backed by NDIS-funded assistance.
Community Access: Support to take part in community, social, and recreational activities alongside a stable housing arrangement.
Tenax Supports is a registered NDIS provider, and our services are delivered in line with the NDIS Practice Standards and Code of Conduct.
For current information on Tenax Supports’s NDIS registration and the services for which registration applies, search the NDIS Commission Provider Register at ndiscommission.gov.au.
Frequently Asked Questions About Disability Housing and SDA in Australia
What is Specialist Disability Accommodation (SDA)?
SDA is NDIS-funded housing designed for people with very high support needs or extreme functional impairment. It funds the physical dwelling and its specialist design features, not support workers or daily care. As at September 2025, 25,274 NDIS participants had SDA funding, with 15,518 living in SDA dwellings and 9,756 still seeking suitable housing. All SDA providers must be registered with the NDIS Commission, and all dwellings must be enrolled with the NDIA.
Who is eligible for SDA under the NDIS?
SDA is available to a small proportion of NDIS participants, estimated around 6%, who have extreme functional impairment or very high support needs. Standard housing or minor modifications must not be sufficient to meet their needs. Eligibility requires that a specialist dwelling is necessary for safety or to enable needed supports. The NDIA assesses SDA eligibility individually through a home and living assessment, requiring evidence from an occupational therapist and relevant medical specialists.
What are the four SDA design categories?
The four NDIS SDA design categories are: Improved Liveability, for participants with sensory, intellectual, or cognitive impairments; Fully Accessible, for participants with high physical impairment requiring full wheelchair access; Robust, for participants with complex behaviours that may cause harm, requiring reinforced building materials; and High Physical Support, for participants with very high physical needs requiring structural provisions such as ceiling hoists and height-adjustable fixtures.
What is the difference between SDA and SIL?
SDA funds the physical dwelling itself, including its specialist design features. SIL funds the support workers who assist a participant with daily living tasks inside the home. SDA covers where you live; SIL covers who supports you there. Many participants need both: SDA for the accessible dwelling and SIL for daily support workers. They are separate NDIS funding streams and must each be individually approved by the NDIA.
How do I apply for SDA in my NDIS plan?
To request SDA: establish a home and living goal in your plan; get a Functional Capacity Assessment from an OT; gather clinical evidence; then submit the Home and Living form. The process typically takes 12 to 24 months end-to-end. Submit within 100 days of your plan end date or via a Change of Situation request. The full process from first application to moving in typically takes 12 to 24 months. A Support Coordinator can assist throughout.
How much does a participant pay in rent for SDA?
Participants in SDA pay a reasonable rent contribution of approximately 25% of the Disability Support Pension (DSP). As of 2026, this is around $147 per week or approximately $7,662 per year. This figure changes when the DSP is indexed. Confirm the current rate with your SDA provider or Support Coordinator. Day-to-day living costs such as food and utilities remain the participant’s responsibility.
How do I find available SDA dwellings near me?
Use the NDIS SDA Finder at ndis.gov.au to search for SDA properties with vacancies by location and design category. The Housing Hub (housinghub.org.au) and Nest (nesthousing.org.au) are national directories listing available SDA and accessible housing. A Support Coordinator with home and living experience can also assist with identifying suitable properties and approaching providers.
