SDA Calculator 2025: NDIS Specialist Disability Accommodation Funding Guide
Key Updates: SDA Pricing December 2025
Major Changes for 2025-26:
- New SDA price limits effective July 1, 2025 with increases across all design categories
- High Physical Support (HPS) maximum annual funding now up to $117,520 for new-build apartments
- Reasonable rent contribution capped at 25% of DSP (approximately $247/week in 2025)
- Location band adjustments - Metro, Regional, and Remote pricing tiers updated
- New SDA Design Standard compliance requirements for all new builds
Last updated: December 17, 2025 - Source: NDIS Pricing Arrangements 2025-26
Quick Navigation
- SDA Funding Calculator
- SDA Design Categories Explained
- SDA Building Types
- Eligibility Requirements
- How to Apply for SDA
- Finding SDA Properties
Check Your Eligibility: Before calculating SDA funding, use our free NDIS Eligibility Checker to confirm you meet the basic requirements for NDIS support.
SDA Calculator: Key Points
- SDA funding is based on three main factors: design category, location band, and building type
- The NDIS sets maximum annual funding limits (price caps) - providers cannot charge more
- Participants pay a reasonable rent contribution of approximately 25% of their Disability Support Pension ($247/week in 2025)
- SDA funding is separate from Supported Independent Living (SIL) - you may receive both
- Annual SDA funding ranges from approximately $15,000 (basic) to over $117,000 (High Physical Support new-build)
Calculate your potential income: If you’re an SDA provider, use our SDA Provider Calculator to estimate investment returns.
SDA Funding Calculator 2025
Use this table to calculate your maximum annual SDA funding based on your specific situation.
Step 1: Identify Your Design Category
| Design Category | Who It’s For | Typical Features |
|---|---|---|
| Improved Liveability | Sensory, intellectual or cognitive impairments | Enhanced lighting, wayfinding, level surfaces |
| Fully Accessible | Physical/mobility impairments, wheelchair users | Zero-step entry, wide doorways, accessible bathrooms |
| Robust | Behavioural support needs | Impact-resistant materials, secure fittings |
| High Physical Support (HPS) | High-level physical support needs | Ceiling hoists, reinforced floors, specialised equipment |
Step 2: Determine Your Location Band
| Location Type | Examples | Price Adjustment |
|---|---|---|
| Metro (MMM1-3) | Sydney, Melbourne, Brisbane CBD and suburbs | Base rate |
| Regional (MMM4-5) | Newcastle, Geelong, Cairns | +5-10% |
| Remote (MMM6-7) | Outback communities, remote areas | +15-25% |
Use Health Workforce Locator to find your exact MMM classification.
Step 3: Calculate Maximum Annual Funding
2025-26 SDA Price Limits (Maximum Annual Funding per Participant)
| Design Category | Apartment (1-bed) | Apartment (2-bed) | Villa (1-bed) | Villa (2-bed) | Group Home |
|---|---|---|---|---|---|
| Improved Liveability | $42,847 | $49,275 | $46,355 | $52,560 | $35,040/bed |
| Fully Accessible | $56,940 | $63,510 | $60,225 | $66,430 | $43,800/bed |
| Robust | $62,050 | $68,620 | $65,700 | $71,905 | $47,450/bed |
| High Physical Support | $94,170 | $104,025 | $97,455 | $107,675 | $69,350/bed |
Prices shown are for new-build properties in Metro areas. Existing stock and legacy properties have lower caps.
Step 4: Calculate Your Net Funding
Formula:
Net Annual Funding = Maximum SDA Price Limit - Reasonable Rent ContributionReasonable Rent Contribution (2025-26):
- DSP fortnightly rate: $1,977.90
- Annual DSP: $51,425
- 25% of DSP (annual): $12,856
- Weekly contribution: ~$247
Example Calculation:
| Item | Amount |
|---|---|
| Design Category | High Physical Support |
| Building Type | 1-bedroom Apartment (New-build) |
| Location | Metro (Sydney) |
| Maximum Annual Funding | $94,170 |
| Less: Rent Contribution | -$12,856 |
| Net Funding to Provider | $81,314/year |
| Weekly Provider Payment | $1,564 |
SDA Design Categories Explained
The NDIS recognises four design categories, each with specific requirements and features. Your design category is determined by an assessment of your functional needs.
1. Improved Liveability
Who qualifies: Participants with sensory, intellectual, or cognitive impairments who benefit from environmental modifications but can live relatively independently.
Key Design Features:
- Enhanced lighting and contrast
- Wayfinding signage and visual cues
- Level flooring throughout (no steps)
- Lever-handle taps and door handles
- Simple, logical layout
- Acoustic treatment for sensory sensitivities
Typical funding range: $35,000 - $52,560 per year
Best for: Participants with autism, intellectual disability, acquired brain injury, or sensory impairments who need modest environmental adaptations.
2. Fully Accessible
Who qualifies: Participants with physical or mobility impairments who use wheelchairs or other mobility aids and need full accessibility throughout their home.
Key Design Features:
- Zero-step entry (no stairs or steps)
- Wheelchair-accessible doorways (minimum 850mm clear)
- Accessible bathroom with roll-in shower
- Reinforced walls for grab rails
- Height-adjustable kitchen benches
- Accessible power points and switches
- Turning circles in all rooms
Typical funding range: $43,800 - $66,430 per year
Best for: Participants who use wheelchairs, walking frames, or other mobility aids and need full physical accessibility.
3. Robust
Who qualifies: Participants who may have behaviours that could damage standard housing, such as severe behavioural or cognitive challenges.
Key Design Features:
- Impact-resistant wall linings (e.g., reinforced plasterboard)
- Anti-vandal door hinges and handles
- Secure locking systems
- Reinforced ceilings for durability
- Tamper-proof fixtures and fittings
- Safe room options where needed
- Sound-proofing for privacy
Typical funding range: $47,450 - $71,905 per year
Best for: Participants with complex behaviours, severe intellectual disability, or those requiring a safe, durable living environment.
4. High Physical Support (HPS)
Who qualifies: Participants who require continuous, high-level physical assistance and specialised equipment integrated into their home.
Key Design Features:
- Ceiling-mounted hoist systems
- Reinforced floor load capacity (for equipment)
- Specialised bathroom with height-adjustable basin
- Extra-wide corridors (1200mm minimum)
- Emergency call systems
- Space for large assistive equipment
- Backup power for critical equipment
- Structural provisions for future modifications
Typical funding range: $69,350 - $107,675 per year
Best for: Participants with spinal cord injuries, severe cerebral palsy, muscular dystrophy, or other conditions requiring high-level physical support.
SDA Building Types
SDA properties come in different building formats. The type you choose affects both your funding amount and lifestyle.
Single-Occupancy Options
| Building Type | Description | Pros | Cons |
|---|---|---|---|
| 1-Bedroom Apartment | Self-contained unit with living, kitchen, bathroom | Maximum privacy, independence | May feel isolating, no space for live-in carer |
| 2-Bedroom Apartment | Larger unit with extra bedroom | Room for carer or equipment | Higher rent contribution in some cases |
| 1-Bedroom Villa | Ground-level house with private outdoor space | Garden access, house-like feel | May be harder to find |
| 2-Bedroom Villa | House with extra bedroom | Maximum space and privacy | Highest maintenance responsibility |
Shared Living Options
| Building Type | Description | Pros | Cons |
|---|---|---|---|
| Group Home (2-4 residents) | Shared common areas, private bedrooms | Social interaction, shared costs | Less privacy, shared living challenges |
| Group Home (5-8 residents) | Larger facility with on-site support | 24/7 support available, community | More institutional feel |
Which is right for you?
| Your Priority | Recommended Option |
|---|---|
| Maximum independence | 1 or 2-bedroom villa |
| Social connection | Small group home (2-4) |
| 24/7 support access | Group home with on-site staff |
| Urban location | Apartment |
| Outdoor space | Villa with garden |
| Cost efficiency | Group home |
SDA Eligibility Requirements
SDA funding is available to NDIS participants who meet specific eligibility criteria. Not all participants qualify - SDA is designed for those with the highest support needs.
Basic Eligibility Criteria
| Requirement | What It Means |
|---|---|
| NDIS participant | You must have an approved NDIS plan |
| Extreme functional impairment | Your disability significantly impacts your ability to live in standard housing |
| Specialist housing needed | Your support needs cannot be met in ordinary housing, even with modifications |
| Long-term need | You’re expected to need SDA for at least 12 months |
| Support delivery | Your high-level supports can only be effectively delivered in specialist housing |
What “Extreme Functional Impairment” Means
The NDIS assesses functional impairment across these domains:
| Domain | What They Assess |
|---|---|
| Mobility | Ability to move around the home safely |
| Self-care | Showering, dressing, toileting independently |
| Communication | Understanding and being understood |
| Social interaction | Managing relationships and daily interactions |
| Learning | Understanding information and making decisions |
| Self-management | Managing daily activities and routines |
You may be eligible if you:
- Need 24-hour support or frequent overnight support
- Require ceiling hoists or other permanent equipment
- Have behaviours that require a robust living environment
- Cannot safely evacuate standard housing in an emergency
- Need environmental modifications that cannot be retrofitted
Who Does NOT Qualify for SDA
SDA is not for participants who:
- Only need minor home modifications (e.g., grab rails, ramps)
- Can live safely in standard housing with support worker assistance
- Only need SIL (Supported Independent Living) funding without specialist housing
- Have support needs that can be met through assistive technology alone
- Are primarily seeking affordable housing (SDA is not social housing)
Important: SDA eligibility is separate from SIL eligibility. Many participants receive SIL without SDA, and some receive SDA without SIL.
How to Apply for SDA Funding
Getting SDA in your NDIS plan requires evidence and a structured application process.
Step-by-Step Application Process
Step 1: Get a Specialist Assessment (4-8 weeks)
You’ll need an assessment from a qualified professional, typically:
- Occupational Therapist (most common)
- Physiotherapist
- SDA-qualified assessor
The assessment should document:
- Your current living situation and why it’s unsuitable
- Your functional capacity across all domains
- Why SDA is necessary (not just beneficial)
- Which design category best meets your needs
- Evidence that your needs cannot be met in standard housing
Cost: Funded under Capacity Building - Improved Daily Living (approximately $193-$300/hour)
Step 2: Submit Plan Amendment Request (1-2 weeks)
Work with your:
- Local Area Coordinator (LAC), or
- Support Coordinator, or
- Plan Manager
Submit the assessment report with a formal request to add SDA funding to your plan.
Include:
- Completed SDA assessment report
- Supporting medical documentation
- Current housing situation details
- Your preferred design category and building type
Step 3: NDIS Decision (6-12 weeks)
The NDIA will review your application and may:
- Approve SDA funding at your requested level
- Approve a different design category
- Request additional information
- Decline the request (with reasons provided)
If approved: Your plan will include an SDA funding line with the maximum annual amount.
Step 4: Find an SDA Property (Varies - weeks to months)
Once approved, search for available SDA properties that match your:
- Design category
- Location preferences
- Building type preferences
- Budget (within your funding amount)
Step 5: Sign Tenancy Agreement
Review and sign a lease with the SDA provider. Ensure you understand:
- Rent amount (must be within your funding cap)
- What’s included (utilities, internet, etc.)
- Maintenance responsibilities
- Notice periods
Application Timeline Summary
| Stage | Typical Duration |
|---|---|
| Assessment booking | 2-4 weeks |
| Assessment completion | 4-8 weeks |
| Plan amendment submission | 1-2 weeks |
| NDIS decision | 6-12 weeks |
| Property search | 2-12+ months |
| Total | 4-18+ months |
How to Find SDA Properties
Finding available SDA properties can be challenging as supply is limited. Here are the best resources:
Official NDIS Resources
| Resource | What It Offers | Link |
|---|---|---|
| NDIS SDA Finder | Searchable database of SDA vacancies | www.ndis.gov.au/sda-finder |
| Housing Hub | SDA listings and provider directory | www.housinghub.org.au |
| Nest | SDA property search platform | www.nest.org.au |
Major SDA Providers
| Provider | States | Property Types | Contact |
|---|---|---|---|
| Summer Housing | National | Apartments, Villas | summerhousing.org.au |
| Enliven Housing | National | All types | enlivenhousing.com.au |
| Ability SDA | QLD, NSW, VIC | Apartments, Group homes | ability-sda.com.au |
| LiveBetter | NSW, QLD | Villas, Group homes | livebetter.org.au |
| SGCH | NSW | Apartments | sgch.com.au |
Tips for Finding SDA Properties
- Register with multiple providers - Get on waiting lists early
- Be flexible on location - More options in regional areas
- Consider new developments - Many SDA projects are under construction
- Work with your Support Coordinator - They often have provider contacts
- Join Facebook groups - “SDA Housing Australia” has property posts
- Check vacancy lists regularly - Properties fill quickly
SDA vs SIL: Understanding the Difference
Many participants confuse SDA with SIL. Here’s a clear breakdown:
| Aspect | SDA (Specialist Disability Accommodation) | SIL (Supported Independent Living) |
|---|---|---|
| What it funds | The physical building/housing | Support workers to help you live |
| Purpose | Specialist housing design features | Personal care and daily living assistance |
| Payment goes to | Property owner/developer | Support provider organisation |
| Eligibility | Extreme functional impairment requiring specialist housing | Need for regular support to live independently |
| Can have both? | Yes - many participants have both | Yes - many participants have both |
| Average funding | $15,000 - $117,000/year | $150,000 - $500,000+/year |
Example: A participant with spinal cord injury might receive:
- SDA funding: $94,170/year for a High Physical Support apartment
- SIL funding: $300,000/year for 24/7 support workers
Frequently Asked Questions
How much SDA funding can I get?
SDA funding ranges from approximately $35,000 to $117,000 per year depending on your design category (Improved Liveability, Fully Accessible, Robust, or High Physical Support), building type, and location. The NDIS sets maximum price limits that providers cannot exceed.
Do I have to pay rent if I have SDA funding?
Yes, participants pay a reasonable rent contribution of approximately 25% of the Disability Support Pension - about $247 per week or $12,856 per year in 2025. This amount is deducted from your SDA funding.
Can I choose where I live with SDA?
Yes, you can choose any SDA property that matches your approved design category and fits within your funding amount. However, availability is limited and you may need to join waiting lists for preferred locations.
What’s the difference between SDA and public housing?
SDA is purpose-built housing with specific accessibility and support features funded through the NDIS. Public housing is general affordable housing provided by state governments. You cannot combine SDA funding with public housing, though you may be eligible for both programs separately.
Can I get SDA funding to modify my own home?
No, SDA funding is for purpose-built specialist accommodation. If you want to modify your existing home, you may be eligible for Home Modifications funding under your NDIS Capital Supports budget instead.
How long does it take to get SDA approved?
The full process typically takes 4-18 months from initial assessment to moving into a property. The NDIS decision usually takes 6-12 weeks after submitting your application, but finding an available property can take significantly longer.
What if my needs change after I move into SDA?
If your needs decrease, you may transition to lower-category SDA or standard housing while retaining other NDIS supports. If your needs increase, you can apply for higher-category SDA funding through a plan review.
Are utilities included in SDA funding?
Basic SDA funding covers rent only. Some providers offer utility packages (electricity, water, internet) for an additional fee. Check with your provider what’s included and what you’ll pay separately.
Can I have visitors or family stay overnight in SDA?
Yes, SDA is your home and you have the same tenancy rights as any renter. Most SDA properties have space for overnight guests, especially 2-bedroom options.
What happens to my SDA funding if the provider goes out of business?
Your SDA funding remains in your plan regardless of provider status. If your provider closes, you would need to find alternative SDA accommodation, and the NDIS can help facilitate this transition.
Key Resources
- NDIS SDA Finder - Official property search
- SDA Pricing Arrangements 2025-26 - Official price limits
- SDA Design Standard - Design requirements
- Housing Hub - SDA marketplace
- Summer Foundation - SDA advocacy and information
Get Expert Support With Your SDA Journey
Navigating SDA eligibility and finding the right accommodation can be complex. At MD Home Care, we help participants understand their options and access the housing that meets their needs.
How we can help:
- SDA eligibility assessments by qualified Occupational Therapists
- Support coordination to guide your SDA application
- Provider connections through our network of SDA partners
- Plan reviews to ensure your funding matches your needs
Contact MD Home Care today for a free consultation and let us help you find the right SDA solution.
