The NDIA published a new SDA Design Standard which came into full effect in 2021.

Some useful resources that detail design standards and other information about developing and managing SDA housing:

If you have specific questions about designing SDA you should speak with an access consultant/NDIS SDA Assessor. You can find an access consultant via the Association of Consultants on Access Australia’ website.

Liverty Housing is looking to partner with governments, community housing providers and other critical stakeholders to grow the housing market. We are also currently looking tov partner with developers who can incorporate our off-the-plan shared living apartment model, either through acquisition or head lease arrangement.

As part of our initial considerations, we typically look for projects that can achieve the following:

  • No less than 75 residential apartments (Class 2),
  • Under construction
  • Project is situated within 800m of accessible public transport (preferably rail or accessible light rail),
  • Project has good amenity and enhanced features for residents,
  • Can incorporate the NDIS SDA Design Standards Design Stage Certification and As-
    Built Certification,
  • Disability (Access to Premises – Buildings) Standards 2010,
  • Size of apartments no less than 100sqm,
  • Fire sprinklers provided, and
  • Two passenger lifts servicing each apartment floor.

If you have a project that meets the above criteria, please send through details of the development to

It is very difficult to estimate detailed demand for SDA in particular locations. It is important to note that the NDIA determines who actually gets funded for SDA.

The Summer Foundation has published two reports about SDA supply and demand, based on modelling and surveys – SDA Market Insights and SDA Supply in Australia.

The NDIA publishes information about the number of NDIS participants with SDA funding in their Quarterly Reports. You can find the Quarterly Reports on the NDIA website here (

The SDA Appendix of the Quarterly Report also publishes data about enrolled SDA dwellings, but this excludes most government-owned SDA dwellings to date.

New financing models have been created around the SDA payments system. Whether you’re looking into one of these or leveraging a more traditional financing option for your investment in SDA, the resources below might help:

We are investing in Specialist Disability Accommodation for our own purposes, and we are unlikely to be selling any of the apartments in the near term.

Investors, builders, and owners of SDA dwellings don’t necessarily need to be registered as an SDA provider themselves. The SDA provider is the formal service provider under the NDIS and is responsible for compliance with all mandatory SDA requirements (refer “What is SDA” for key documents).

All NDIS Providers and Workers (even if not registered) must comply with the NDIS Code of Conduct. Registered Providers of SDA must comply with the NDIS Practice Standards (SDA module). More information about registering as an SDA provider can be found at the NDIS Quality and Safeguards Commission website.

The SDA Pricing Arrangements resource is an important reference document about provision of SDA. The SDA Rules set out the requirements for SDA to be eligible for funding. Sections 31 set out the details about density restrictions.

If you are the registered SDA provider, you must understand and comply with all requirements for SDA providers, including the NDIS Practice Standards (SDA Module). You should consider obtaining specialist advice from an SDA or access consultant on your development plans, to ensure your project is compliant with all NDIS requirements and reflects best practice design.

The NDIS Practice Standards specify the quality standards to be met by registered NDIS providers to provide supports and services to NDIS participants. Together with the NDIS Code of Conduct, the NDIS Practice Standards build NDIS participants’ awareness of what quality service provision they should expect from registered NDIS providers.

The SDA Module within the NDIS Practice Standards (p. 38) applies to registered providers and states that “each participant’s right to exercise choice and control over other NDIS support provision is not limited by their choice of SDA dwelling”.

To achieve this outcome, SDA providers should ensure that:

  • “The participant is supported to understand the distinction between the provision of SDA and other NDIS supports delivered in the dwelling. Where an SDA provider is delivering both SDA and other NDIS supports to the same participant, there are separate service agreements.” (p.38)
  • “The participant’s housing rights, including security of tenure, are upheld, irrespective o any decision/s the participant makes about the provision of other NDIS supports within the SDA dwelling (notwithstanding any matters covered by the SDA service agreement)” (p. 39)

The Summer Foundation developed a Separating Housing and Support Services Toolkit to assist organisations to separate their housing and support services.

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