When designing a new home for NDIS Participants we factor in their needs, functionality for carers, safety for everyone, and aesthetics.

We have found that to deliver the best result the following requirements are important:

  • Modelling of the house to protect your safety and that of carers. For example, double access points for rooms and no restrictive or low visual areas within the house.
  • Quality fittings and workmanship to ensure delivery of a home that is resilient and sustainable.
  • Carer rooms include private bathroom facilities for comfort and privacy.
  • Housing plans include opportunities for both inside and outside privacy, with the use of secured bedroom courtyards or patios.
  • Location of the property relative to your accessibility needs and noise requirements. For example, we consider your physical and social needs (work, transport, shops etc.) as well as other behavioural needs.

Our SDA homes (houses, units, villas) are turn-key solutions, meaning after we get a thorough understanding of all stakeholders (NDIS participants, their families, providers and investors), we do all the behind the scenes work between investor, land developer, builder, and provider to ensure a streamlined process of communication and updates, before construction begins. This is our role as consultant in project managing the transaction. During construction, we will communicate all relevant updates to the Service Provider in planning for the Participant’s transition to their new home.

Woman with downs syndrome on couch with friend in her SDA home
Man in wheelchair in kitchen with family
Man in kitchen in wheelchair
Young Man with Downs Syndrome Sitting On Sofa Using Mobile Phone At Home


Forecast for 2023


rThe NDIS has very specific eligibility criteria for Specialist Disability Accommodation. The NDIS SDA Rules 2020 state you need to have an extreme functional impairment and/or very high support needs as well as a reasonable and necessary SDA needs requirement.

What is Extreme Functional Impairment?
This means you need a substantial amount of support to perform key activities of daily life, even with assistive technology and home modifications.
These support requirements are classified as mobility, self-care or self-management. You don’t need to have impairment in all of these areas, just one.
Maybe you need assistance with getting in and out of bed/shower, going to the toilet and dressing.
You might need assistance to get out into the community, shopping and cooking.

What are High Support Needs?
If you need assistance for the majority or all of your day and your informal supports (friends/family) cannot look after all of this, you have high support needs.
You may have behaviours that pose a risk to yourself and others or a cognitive vulnerability
Maybe you’ve spent a long time living in a group home or in residential aged care.

What is reasonable and necessary SDA needs requirement
This means that you’ll benefit from the ‘bricks and mortar’ structural elements of an SDA home. You’ll be better able to pursue your goals, objectives and aspirations. Living in SDA will maintain, improve or prevent deterioration of your functional capacity due to your impairment. It will also assist in reducing the need for future supports due to inappropriate accommodation.

In addition to the above, it also helps to have a ‘housing’ goal that discusses your desire to explore your housing and accommodation options.

How do you apply for SDA funding?

Your occupational therapist will need to do a comprehensive assessment to determine your eligibility and what type of home would be best to support your needs.

Supporting documentation is also very useful. These could be statements of support from a health provider such as your GP, physiotherapist, OT or other allied health practitioner.

You will also need a housing plan – a report created by your Support Coordinator or Occupational Therapist – to show that SDA funding is reasonable and necessary, describing your current living situation, your needs, and expectations for your future home.

Your Support Coordinator should then be able to help you apply to the NDIA for SDA funding. If you don’t have a Support Coordinator, you complete the Home & Living Supporting Evidence Form and submit to the NDIA, either by email, mail or in person at your Local Area Coordinator or NDIS Office.

To read more about applying for SDA funding, read this article by Rebecca Evans who works with the Summer Foundation’s Housing Hub team.

 What next?

If your application for SDA funding is approved, or while you are waiting for your approval, you can start looking for a home. NDIS PROPERTY AUSTRALIA’s team can assist you here. We work with SDA owners and SDA providers around Australia to help you find your forever home.

Building or Buying your own SDA home

Are you an SDA funded participant and looking to build or buy your own SDA home?

Find out more by downloading this guide from The Housing Hub.

Image courtesy of Tom Butler



NDIS Participants

Whether you are looking to rent or buy an SDA home for yourself, we discuss your living goals with you and provide options to help you find a suitable place to live.


Are you looking for securing a high yield SDA property to invest in? Are you a socially conscious investor?

We will guide you through the process – starting with identifying your investment goals and how to apply for NDIS investment finance to completing your purchase.

Family Members

We we are here to direct you whether you are looking to rent or buy an SDA property for your loved one. We have SDAs in the pipeline of all four design categories across QLD, NSW, VIC, SA, Tasmania, and WA.

NDIS Providers

Are you a NDIS provider with Participants waiting to move into their forever home?

We are happy to collaborate with you and connect your clients with SDA home owners. We will ensure your clients have access to purpose-built homes that meets their needs.


Current estimates are that 12,000 NDIS participants are in “urgent” need of suitable Special Disability Accommodation, and here at NDIS PROPERTY AUSTRALIA (NPA) we want to help as many disabled people as possible into their forever home. Latest NDIS figures show that up to 50,000 participants around Australia will qualify for SDA funding by 2030.

We welcome Participants who are SDA funded, or going through their funding application process and who are looking for a suitable SDA home to contact us or have have their provider do so. Our team of consultants will help you start down the pathway of finding your forever home.