NDIS Property Australia

Disability Housing Specialists


NDIS PROPERTY AUSTRALIA has been created to help both investors create long-term solutions for housing within the SDA market, and NDIS Service Providers across Australia meet their housing needs for their Participants. Through the introduction and rollout of the National Disability Insurance Scheme (NDIS) across Australia, NDIS Participants now have ‘choice & control’ in the care they receive and the Providers they choose to work with.

To meet the updated requirements for Specialist Disability Accommodation (SDA) our team is working with various builders across Australia to build new, well designed & fit-for-purpose homes for NDIS Providers and Participants who demand the best in Specialist Disability Accommodation.

It is our goal to see Participants with high-needs disabilities being appropriately housed in accommodation that is right for them. Purpose built homes promote opportunities for social and economic participation, enhance self-determination, and create conditions for Participants to lead vibrant, safe, and independent lives.

SDA Housing Podcast Logo

The SDA HOUSING Podcast series covers a wide range of topics from information about how we work with all stakeholders in sourcing and delivering brand new SDA properties which are SDA compliant, to general information about the NDIS, and statistics about Specialist Disability Accommodation in the NDIS sector.

LATEST SDA NEWS as at 31 Dec 2022

The total number of participants with SDA funding has risen from 15,667 (December 2020) to 16,972 (December 2021) to 23,451 at 31st December 2022

This represents a 50% increase within a 24-month period.

Total enrolled dwellings have increased from 4,921 to 6,764 to 7,451 over the same period which is a 51% increase.

Pipeline dwellings have also seen a significant increase from just 393 in December 2020 to 2,162 in December 2021 (a 450% increase) to 3,652 as at 30th September 2022 – a further 69% increase.

On the funding side, the total SDA funds committed within participants plans has increased by 54.5%.

The latest NDIA forecast is for over 1 Million NDIS participants by 30th June 2032. Based on the NDIA’s previously assumed total of 6.1% of participants being eligible for Specialist Disability Housing, we are looking at a potential of over 62,000 NDIS participants requiring an SDA home within the next 10 years.

What this tells us is that although the number of ‘New Build’ SDA dwellings is showing a steady increase, particularly over the past 12 months, the numbers of SDA funded participants is also steadily increasing, and has in fact shown a speeding up in the second half of 2022

Committed SDA funds in participants plans (currently at $306M) is still a long way off meeting the NDIA’s budgeted $700M in SDA funding. Add to this the potential huge increase in new SDA funded participants over the coming decade, we still have a massive undersupply of SDA homes and the demand is only going to increase as more NDIS participants receive SDA funding to achieve their goals of living as independent a life as possible.


Total participants in NDIS
SDA funded participants
SDA funded participants by 2032
Existing/Legacy SDA Dwellings
SDA New & Pipeline Dwellings​
SDA dwellings needed by 2032



We work with SDA builders who believe in the housing solutions demand within the NDIS community. As such, we only want to work with builders who are here for the long term and to deliver an outcome which satisfies both investors, providers and participants. That means the focus is on ‘tenant retention’, which can only be achieved by building houses which are ‘fit for purpose’. Thus, doing what's best for all parties concerned.


We work with SIL and SDA providers who believe in delivering an outcome which best suits all stakeholders. The primary objective should be to assist participants to live in appropriate housing that meets the participant's requirements in line with their choice and control, as quickly as possible, and not for any other reason.


Product delivery is the key goal for the participants, those that matter most. As we work with investors and providers and builders ‘together in unison’ in order to custom build homes for the requirements of participants, it is important that we work as a team to look after the people who will live in these homes, no matter what their category of disability. This can only happen if all parties are working together in co-ordination to achieve the same outcome.


In a bid to attract private investment into the market, the federal government has created the SDA program which provides opportunities for residential property investors. With the potential for 15% or higher gross investment yields, and with positive social and ethical objectives at its core, investing in SDA is well worth investigating.

Whether you are an experienced property investor, fund manager, or a Mum and Dad investor, the team here at NDIS PROPERTY AUSTRALIA works with those of you who wish to invest in SDA as a means of growing your property portfolio, benefiting from the exceptional rental yields, as well as helping to improve the lives of disabled Australians who have been limited in their housing choice as a result of inadequate and inappropriate housing options.

We can provide you with a choice of investment options based on properties that are being developed and built specifically to be SDA compliant, and also connect you with relevant industry professionals to guide you through the process of completing a purchase as well as finding tenants for your property once completed.



We consult with builders on designs and inclusions in order to fit the investors budget, which also helps the participants who will live in the homes. We present to clients the variety of areas in which the different builders provide property opportunities, and give professional advice on the SDA strategy that is most appropriate for each investor if called upon. We help investors navigate through the build process. We have experienced and qualified partners who will assist with all facets of the transaction.


Clients often want to know where their tenants will come from, and the best way to achieve this is to consult with SIL and SDA providers who can reveal the demand in different localities. We can assist with the vetting of such SIL and SDA providers. This enables us to provide third party consultation to investors on which SIL and SDA providers may be able to help give indications on the demand of participants in certain suburbs etc.


We consult with builders on designs and inclusions in order to fit the investors budget, which also helps the participants who will live in the homes. We also present to clients the variety of areas in which the different builders provide property opportunities, and give professional advice on the SDA strategy that is most appropriate for each investor if called upon. We help investors navigate through the build process.


We help clients lay the foundation of their property portfolio, by investing in SDA property which is high yielding & positive cash flow. Clients have various options to choose from in the SDA homes category, that being 3 bedroom homes, 4 bedroom homes, 4 bedroom dual living homes, 5 bedroom dual living homes, or even 6 bedroom duplex homes. Whatever investors which to create as a investment property, we are able to put together a solution.


We assist clients (both investors and owner occupiers) to explore their options for 3B or 4B design homes, 1B or 2B Villas, Townhouses and Apartments, for Improved Livability, Robust, Fully Accessible or High Physical Support participants. For participants wanting to purchase their own custom design home, we are able to facilitate this as well. We also encourage all NDIS providers to discuss any projects or construction they which to be involved in as a joint venture or tender.


Our team are consistently sourcing land lots for normal house packages, and also raw sites for NDIS development projects, supporting the community needs for people with disabilities, their families and carers. We also invite real estate agents or developers seeking potential NDIS sites for our team to evaluate their development opportunities for purchasing, as there is a high demand from institutions & sophisticated investors to hold assets such as these in their portfolios.


Specialist Disability

The National Disability Insurance Scheme applies to all State and Territories of Australia. The NDIS provides support to eligible people with intellectual, physical, psychological, cognitive and sensory disabilities. This A$30B a year program will support half a million people in achieving their goals. Of this funding, $700M is allocated to Specialist Disability Accommodation. 

Current suppliers for NDIS housing are unable to meet the demand for suitable housing due to a lack of funding. Estimates show there is a A$5B deficit to meet the NDIS goals for Special Disability Accommodation and SDA participants. This has created an opportunity for private investors to support government commitments.

Upwards of 60,000 NDIS participants who need now, or are expected to require specialised housing by 2032, currently have no access to Specialist Disability Accommodation. Additionally, a high percentage of existing housing will require upgrading or redevelopment in the near future. NDIS PROPERTY AUSTRALIA supports Participants with a forever home built and designed to create independence and freedom, to assist carers and improve the quality of life.

Our business linkups with Builders, Developers & NDIS Providers is aimed at providing a ethical investment opportunity with sustainable long-term returns, not only for the investors but also for the Participants themselves.6

The NDIS has been created to give all Australians peace of mind if they, or a family member is born or acquires permanent of significant disability. The NDIS has been set up to ensure they get the supports they require and the SDA helps deliver accommodation in the form of liveable homes for participants.

Liveable homes are designed to meet the changing needs of occupants across their lifetime. They must be easy to enter, to navigate around, be capable of cost effective adaption. They must be responsive to changing needs of home occupants, offering them maximum independence and as well as ensuring that providers are able to respond to participant needs and preferences.