Specialised Disability Accommodation
What Is SDA
Housing that works for you.
Specialist Disability Accommodation (SDA) is a specialist housing option funded by the NDIS for participants with extreme functional impairment or very high support needs. Unlike standard housing, SDA homes are purpose-designed with specific physical features, accessibility standards, and structural modifications that make independent living possible.
SDA is not about the care you receive - it is about the home itself. From wider doorways and ceiling hoists to backup power systems and robust materials, every aspect of an SDA property is designed to reduce barriers and increase your ability to live safely and independently. The funding covers the cost of the building and its specialist features, while your personal care and daily support are arranged separately through other NDIS supports.
SDA Categories
Four types of SDA housing.
The NDIS defines four SDA categories, each tailored to a different level of participant need. Understanding them helps you find the right fit for your specific situation and goals.
Explore SDA optionsImproved Liveability
Homes designed with enhanced physical access and usability features such as wider doorways, level-access showers, and adjustable bench tops. Ideal for participants who need a more comfortable and functional living environment without requiring full high-support infrastructure. This category is the most common SDA design type and suits participants who can manage most daily tasks independently but benefit from a home that is easier and safer to navigate. These properties often include subtle modifications that make a significant difference to quality of life, such as improved lighting, non-slip flooring, and strategically placed power points and grab rails throughout.
Fully Accessible
Purpose-built for participants with significant physical impairments. Includes ceiling hoists, automatic doors, fully accessible wet areas, and wheelchair-friendly layouts that maximise independence and safety throughout the entire home. Fully Accessible SDA homes are designed for participants who use wheelchairs full-time and require extensive built-in support features for daily activities. Every room is designed with turning circles, transfer spaces, and lowered bench heights to ensure you can move freely and perform tasks with minimal assistance from support workers.
High Physical Support
Engineered for participants with very high support needs. Features include backup power systems, nurse-call technology, reinforced walls for equipment mounting, and 24/7 onsite or responsive care capacity for complex medical needs. This is the highest level of SDA design, intended for participants who require frequent or continuous access to clinical care, medical equipment, and personal support. These homes are built to accommodate hoists, ventilators, oxygen equipment, and other life-sustaining technology while maintaining a warm, residential feel that prioritises dignity and comfort alongside clinical functionality.
Robust
Built with durable materials and enhanced structural resilience to safely accommodate participants who may exhibit behaviours of concern. These homes prioritise safety and security while maintaining comfort, dignity, and a homely feel. Robust SDA properties use reinforced construction, specialised glazing, and carefully designed layouts that reduce sensory triggers and support positive behavioural outcomes. The design focuses on creating calm, predictable environments with safe outdoor spaces, durable fittings, and layouts that allow support staff to provide supervision without being intrusive or overwhelming.
Eligibility
Who is SDA for?
SDA is designed for NDIS participants with the most significant functional impairments. These four criteria determine whether SDA funding is right for your situation.
Extreme functional impairment
You have an extreme level of impairment in one or more areas of functional capacity such as mobility, self-care, communication, or social interaction as assessed by the NDIS. This is the primary eligibility gateway for SDA funding. The NDIS uses functional assessments from occupational therapists and other allied health professionals to determine whether your level of impairment meets the extreme threshold required for specialist housing support.
Very high support needs
Your disability requires very high levels of support that cannot be adequately met through standard housing modifications or community housing options. This criterion considers the intensity and frequency of support you need, including whether your home requires specialist design features like ceiling hoists, backup power for medical equipment, or robust construction for behavioural support that go well beyond what standard modifications can provide.
SDA inclusion in NDIS plan
SDA must be identified as a reasonable and necessary support in your NDIS plan. This is determined through an SDA assessment conducted by a qualified occupational therapist who evaluates your functional capacity, current housing situation, and the suitability of SDA as a housing solution to meet your disability-related needs and goals. We can connect you with experienced OTs who specialise in SDA assessments.
Under 65 years of age
NDIS SDA funding is available to participants who are under 65 years of age at the time of their plan approval, consistent with standard NDIS eligibility requirements. If you are approaching 65 or already over this age, alternative housing support options may be available through aged care pathways, and our team can advise on the best path forward for your situation.
Not sure if you qualify? We offer free SDA eligibility checks to help you understand your options.
Check your eligibilityFeatures & Amenities
Every detail thoughtfully designed.
SDA homes are built from the ground up with your comfort, safety, and independence in mind. Here is what you can expect in a typical SDA property.
Private bedroom & bathroom
Each SDA home includes your own private bedroom with a lockable door and a personal bathroom to ensure your privacy and personal space are always respected. Your bedroom is your sanctuary -- large enough to accommodate ceiling hoists if needed, with emergency call points, adjustable lighting, and wardrobe systems designed for easy reach and organisation.
Fully equipped kitchen
Modern kitchens with adjustable bench heights, pull-out shelving, easy-reach storage, and appliance controls designed for various accessibility levels and support needs. Kitchens feature induction cooktops with safety auto-shutoff, eye-level ovens, and drawer-style dishwashers that eliminate bending and reaching. Whether you enjoy cooking independently or with support, the kitchen is designed to be a safe, functional, and inviting space at the heart of your home.
Wheelchair-friendly design
Step-free entry throughout, wide doorways (minimum 850mm), accessible wet areas, and turning circles that accommodate wheelchairs and mobility aids with ease. Every doorway, hallway, and room transition is designed for seamless navigation, with level-access showers, adjustable-height vanity units, and slip-resistant flooring throughout. These design features are not afterthoughts -- they are integrated from the ground up so your home works for you without looking clinical or institutional.
Climate control
Reverse-cycle air conditioning, ceiling fans, and adjustable heating ensure your home remains comfortable year-round regardless of the season or weather. Individual temperature control in each room allows you to create your ideal environment, which is particularly important for participants with temperature sensitivity or medical conditions affected by heat or cold. All climate control systems are designed with accessible controls including remote, voice, or switch access options.
NBN & smart tech ready
All SDA properties are connected to the National Broadband Network and include pre-wiring for smart home technologies including automated blinds and voice-controlled systems. Smart home integration allows you to control lighting, blinds, doors, and temperature using voice commands, mobile apps, or assistive switches, reducing physical effort and increasing independence in your daily environment. Properties are future-ready with additional conduit and data points for emerging technologies.
24/7 safety systems
Fire sprinklers, emergency call points, backup lighting, and monitored security systems give you and your family complete peace of mind day and night. Emergency call points are strategically placed in bedrooms, bathrooms, and living areas so help is always within reach. Backup power systems ensure essential equipment continues operating during outages, and monitored alarm systems provide an additional layer of protection for vulnerable participants.
Secure outdoor areas
Private courtyard or garden space with level pathways, raised garden beds, and secure fencing so you can enjoy fresh air and nature in a safe, accessible environment. Outdoor areas are designed with wheelchair-friendly paths, shaded seating areas, and sensory garden elements that promote relaxation and connection with nature. Secure perimeter fencing provides safety for participants who may wander or require supervised outdoor access while maintaining a welcoming, homely appearance.
Parking & transport access
Designated accessible parking bays close to the entrance and convenient access to public transport routes, making it easy to get where you need to go. Parking spaces are wider than standard to accommodate wheelchair loading and side-entry vehicles, with level pathways from car to front door. Properties are selected in locations with good public transport connectivity, and many include secure bicycle or mobility scooter storage for alternative transport options.
Why Choose SDA
Live life on your terms.
SDA changes the idea of what home can be. It is not just about accessibility - it is about freedom, dignity, and the confidence that your environment supports you rather than holding you back from living fully.
How It Works
Your path to an SDA home.
We guide you through every stage of the SDA journey, from eligibility to move-in and beyond. The process is clear, supported, and centred around your choices and preferences.
Eligibility assessment
We review your NDIS plan to confirm SDA funding eligibility and identify the design category and location that best suits your needs, goals, and preferences.
Property matching
We present you with suitable SDA properties from our network of approved providers, arrange inspections, and help you compare options side by side.
Move-in & ongoing support
Once you choose your home, we coordinate the move-in process, connect you with in-home support providers, and ensure everything runs smoothly from day one.
FAQ
SDA questions answered.
Specialist Disability Accommodation (SDA) funding is an NDIS support category for eligible participants with extreme functional impairment or very high support needs. It covers the cost of specialised housing, not the care within it. Your NDIS planner or support coordinator can help you request an SDA assessment during your plan review.
Yes. SDA gives you choice and control over your living arrangements. You can choose to live alone or with housemates you select. Many SDA homes offer private, self-contained apartments within a shared complex, giving you both privacy and community.
SDA covers the cost of the specialist housing itself (the building and its design features). SIL (Supported Independent Living) covers the personal care and support staff within that home. Many participants use both SDA and SIL together to live as independently as possible.
Many SDA providers welcome pets, subject to their individual policies. If having a companion animal is important to you, we will prioritise pet-friendly properties during your search and advocate on your behalf with providers.
Timelines vary depending on availability, location, and design category. On average, the process takes 3 to 9 months from eligibility confirmation to move-in. We work diligently to find the best options as quickly as possible and keep you updated throughout.
Your SDA home is designed to be adaptable. If your support needs change, we can coordinate with your provider to adjust the level of in-home support. In some cases, a transfer to a different SDA category may be arranged through a plan review with the NDIS.
Yes. SDA homes are your home, and you are entitled to have guests visit and stay overnight within the guidelines of your tenancy agreement. We encourage maintaining strong connections with family and friends.
SDA funding covers the cost of the specialist housing itself. You will still need to pay rent (typically 25% of your Disability Support Pension) and your everyday living expenses. The NDIS SDA payment goes directly to the housing provider.
Take the next step
Ready to find your SDA home?
Whether you are exploring SDA for the first time or ready to start viewing properties, our dedicated team is here to support you every step of the way.