What is the NDIS?
The National Disability Insurance Scheme (NDIS) is a government-funded program in Australia that provides support to people with disability.
What is SDA?
Specialist Disability Accommodation (SDA) is a specific type of housing funded by the NDIS. It is designed for people with high support needs who require specialised housing solutions. SDA homes are built to specific standards and are often equipped with assistive technology to cater to individual needs.
Who is Eligible?
To be eligible for Specialist Disability Accommodation (SDA), you must:
- Be an NDIS participant: You must be enrolled in the National Disability Insurance Scheme.
- Have very high support needs: This means you require significant support to live independently.
- Meet the specialist disability accommodation needs requirement: This is assessed by the NDIA based on your individual circumstances.
Is there a list of registered SDA providers?
Yes, a list of all registered SDA providers is available on the NDIS website.
Can I lease out my property through a local, non-specialised Real Estate Agent?"
An NDIS SDA home must be managed by a property manager who is an NDIS Registered SDA Provider.
What is the design standard for NDIS SDA homes?
There are currently 4 Levels of NDIS SDA homes
• Improved Liveability
• Fully Accessible
• Robust
• High Physical Support
What is Maximum Reasonable Rent Contribution (MRRC)?
The NDIS SDA Price Calculator states that the MRRC for a Single Pension is
25% of the Disability Support Pension
25% of the Pension Allowance (or if the NDIS Participant is under 21 years of age, 25% of the equivalent Youth Disability Supplement)
100% of the Commonwealth Rent Assistance
The amount of the reasonable rent contribution should be included in the service agreement between you and the provider, or in a separate rental agreement.
The current NDIS SDA Price Calculator 2024-24 V3.0 was released on 15 April 2025. This states that the MRRC is $12,888.98pa or $495.73 per fortnight (Single) or $8,158.28pa $313.78 per fortnight (Member of a Couple)
Please refer to the NDIS SDA PRICING and PAYMENTS page link to this page here and the NDIS SDA Price Calculator 2024-25 – released 15 April 2025. The Australian Government reviews the Commonwealth Disability Support Pension and this is indexed twice a year.
What if you want to share a bedroom with someone else?
If you want to share your specialist disability accommodation bedroom with another person, the NDIS will help make sure you’re not being asked to share your bedroom if you don’t want to. The NDIS will also check that having more than one person in your bedroom won’t mean your needs may not be met.
When the NDIS look at whether sharing your bedroom is a risk to you, they think about your situation and the situation of other people you share with. The NDIS need to consider the impact on others in the house and make sure the house can accommodate an extra person.
Can I purchase an NDIS property through a SMSF?
Yes, but only as a single contract which requires purchasing the property in cash from your SMSF.
How do I receive my payments from an NDIS SDA Investment Property?
Payments for an NDIS SDA property are paid differently to that of a non NDIS property. Your rental payments will be paid to you from the NDIS SDA Registered Provider at the end of each calendar month.
Each Tenant’s payment is made up of 2 parts:
●MRRC (Maximum Reasonable Rental Contribution) this payment is set by the NDIS and is based on the Australian Government Centrelink payments. This payment is based on 25% of the DSP (Disaibility Support Pension) + 25% of the Pesion Allowance + 100% of the CRA (Comonwealth Rental Assistance)
Please refer to the NDIS SDA Price Calculator
- NDIS SDA Payment (Refer to the NDIS SDA Schedule) paid in arrears (by the NDIS/Government) upon a payment request by the SDA Provider.
Please refer to the NDIS SDA Pricing and Payments page
Do you have to pay rent to your specialist disability accommodation provider?
Paying rent is an ordinary cost of living. Once you move into specialist disability accommodation, you’ll need to make reasonable rent contributions toward your housing. You will pay this to your specialist disability accommodation provider.
The maximum reasonable rent contribution is 25% of the Commonwealth Disability Support Pension , 25% of the Pension Supplement, as well as any Commonwealth Rent Assistance you get.
The amount of the reasonable rent contribution should be included in the service agreement between you and the provider, or in a separate rental agreement.
What if you want to live full time with a partner, friend or family member?
You can choose who you live with. They may or may not be an NDIS participant. Your specialist disability accommodation provider will need to agree to your choice and we’ll need to be sure it isn’t a risk to your health or safety.
When we say live with, we mean someone who you live with full time.
People you may want to live with include:
- family members, including children
- partners
- friends
- another participant who is eligible for specialist disability accommodation
- another person who isn’t eligible for specialist disability accommodation.
We can only provide funding to people who are NDIS participants and eligible for specialist disability accommodation. The decision we make about your specialist disability accommodation supports is independent and separate from your choice of who you live with. If you share your home or bedroom with someone else, that person will need to cover their own costs, including rent. We’ll take this into account when we work out your specialist disability accommodation funding needs.
Resources
Top 10 Things to Know About NDIS SDA
Specialist Disability Accommodation (SDA) is a crucial aspect of the National Disability Insurance Scheme (NDIS), designed to provide purpose-built homes for individuals with extreme functional impairments or high support needs. These accommodations enhance...
Ideal Fit-Out for Your NDIS SDA Investment: Maximising Appeal for NDIS Participants
Investing in NDIS SDA properties requires thoughtful planning to create an environment that appeals to NDIS participants and meets their unique needs. With the growing demand for Specialist Disability Accommodation (SDA), making your property stand out in a...
Award-Winning SDA Design: A Model for Inclusivity and Innovation
The Bowen Specialist Disability Accommodation (SDA), exemplifies the future of inclusive housing. Recognised as a winner in the "Livable Housing Design" category, this project represents thoughtful, tailored design aimed at transforming lives within the NDIS...