SDA Housing: Specialist Disability Accommodation Providers in Australia
Specialist Disability Accommodation (SDA) is NDIS-funded housing for people with extreme functional impairment or very high support needs. SDA homes are purpose-built or heavily modified with the access, safety and technology features ordinary housing does not have, and the NDIS pays the provider for the dwelling so that it exists at all.
SDA funds the building, not the support inside it. Only a small share of participants are eligible and the funding must be in your plan before you can move in. The {count} providers below own or manage SDA housing across Australia; most list vacancies by dwelling.
Browse by state
Specialised Disability Accommodation providers
The four SDA design categories
Improved Liveability: better physical access, easy-to-navigate layouts and lighting, and features for people with sensory, intellectual or cognitive impairment.
Fully Accessible: a high level of physical access for people with significant physical impairment, including wheelchair-accessible kitchens and bathrooms.
Robust: resilient construction that reduces risk to the resident and others, with secure windows, reinforced walls and retreat spaces, for people whose behaviours of concern may damage property.
High Physical Support: the highest level of physical access, plus ceiling hoists, backup power, home automation and assistive technology for people who need significant support with mobility and health.
Apartments, villas and group homes
SDA is also classified by building type, and the type changes how you live. Apartments are usually single-occupancy in a mainstream building with an on-site support room, which suits people who want their own front door. Villas and duplexes are small clusters of one- or two-bedroom homes with shared support nearby. Group homes house two to five residents with shared living areas and 24-hour support, the model most people picture when they hear SDA.
New SDA built since 2016 must meet the SDA Design Standard. Older "legacy" or "existing stock" dwellings are enrolled at a lower payment and are often larger group homes. Ask which a vacancy is; it affects both the design features and your housemates.
What SDA pays for, and what you pay
The NDIS pays the SDA provider an annual amount for the dwelling, set by design category, building type and location. You do not see that money and it does not come from your plan budgets.
You pay a reasonable rent contribution to the provider: 25% of the Disability Support Pension plus 100% of any Commonwealth Rent Assistance you receive. You also pay your own utilities, food and contents insurance, and furniture is usually yours unless the vacancy says otherwise. Your support workers are funded separately, most often through Supported Independent Living.
Eligibility, and the steps from funding to moving in
Eligibility requires evidence of extreme functional impairment or very high support needs, and that SDA is the appropriate response compared with home modifications or ordinary housing with support. The request goes through a home and living supports process, usually led by a support coordinator, with an occupational therapy housing assessment.
Once SDA is in your plan it names a design category, a building type and a location, and you look for a matching vacancy: through the providers on this page, the Housing Hub, or your support coordinator. You then sign an SDA service agreement and a tenancy agreement, and your SIL provider (if you have one) sets up the roster before you move in. Moving out follows the same tenancy rules as any rental.
Guides to Specialist Disability Accommodation (SDA)
- SIL vs SDA explainedWhy most SIL participants do not have SDA, and who has both
- NDIS eligibility and evidenceThe functional-impact evidence that SDA requests turn on
- Who leads a home and living request?Support coordinators, plan managers and LACs compared
- NDIS changes in 2026Plan structure and supports-list changes affecting housing
Frequently asked questions
What does SDA mean in housing?
SDA stands for Specialist Disability Accommodation: NDIS-funded housing designed or modified for people with extreme functional impairment or very high support needs. It refers to the building itself, with access, safety and technology features ordinary housing lacks, and is separate from the support delivered inside it.
What does SDA pay for?
The NDIS pays the SDA provider for the dwelling, based on its design category, building type and location. It does not pay your rent, utilities, food or support workers. You pay a reasonable rent contribution and your supports are funded separately, usually through SIL.
How much rent do you pay in SDA housing?
The reasonable rent contribution is 25% of the Disability Support Pension plus 100% of any Commonwealth Rent Assistance you receive. Utilities and food are on top, and furniture is usually your own unless the vacancy includes it.
Who is eligible for SDA funding?
A small proportion of NDIS participants: people with extreme functional impairment or very high support needs where SDA is the appropriate solution compared with home modifications or ordinary housing with support. Eligibility is decided through a home and living supports request with occupational therapy evidence, and the funding must be in your plan.
What is the difference between SIL and SDA?
SDA funds the specialist home. Supported Independent Living (SIL) funds the support workers who help you inside it. They are separate NDIS supports; most SIL participants live in ordinary housing without SDA, and a small number have both.
How do I find SDA vacancies near me?
Browse the SDA providers on this page by state and suburb and ask about vacancies in your funded design category and building type. Vacancies are also listed on the Housing Hub, and a support coordinator can search and apply on your behalf.