What is SDA? A Guide to Specialist Disability Accommodation 

Specialist Disability Accommodation (SDA) is a key part of the National Disability Insurance Scheme (NDIS) – but for many people, it’s still a bit of a mystery. If you’re a person with disability, a family member, support coordinator, or just curious about how the system works, this guide will help you understand the what, why, and how of SDA. 

 

What is SDA? 

SDA refers to specially designed housing for people who have extreme functional impairment or very high support needs. These homes are purpose-built to enable people to live as independently as possible, while still having access to the support they need. 

SDA isn’t the support or care itself – it’s the bricks and mortar. It’s about creating physical environments that are safe, accessible and empowering. 

 

Who is SDA for? 

SDA is designed for a small percentage of NDIS participants – around 6% – who need specialised housing to live well and safely. You may be eligible for SDA if you: 

• Have very high support needs or extreme functional impairment 

• Require housing that allows for on-site care 

• Need specialist design features to live independently 

 

Eligibility is assessed as part of your NDIS planning process. 

 

Different types of SDA homes 

SDA properties are built to specific design standards, with different categories based on participants’ needs: 

• Improved Liveability – for those with sensory, intellectual or cognitive impairments 

• Fully Accessible – for those with significant physical impairments 

• High Physical Support – for those who need high-level physical support and assistive technology 

• Robust – for those who may have complex behaviours and require a durable and safe environment 

Each home is designed to match the right level of accessibility and support. 

 

What’s included in an SDA home? 

SDA homes can include: 

• Wide doorways and hallways 

• Wheelchair-accessible kitchens and bathrooms 

• Reinforced walls or soundproofing (in Robust designs) 

• Assistive technology readiness (e.g. ceiling hoists, smart home features) 

• Private bedrooms with ensuites 

• Common areas and sometimes onsite support staff rooms 

Most importantly, they feel like real homes — comfortable, modern and built with dignity in mind. 

 

How is SDA funded? 

SDA is funded through the NDIS. If you’re approved for SDA in your plan, the NDIA will pay a set amount directly to the SDA provider. As a tenant, you may also be expected to contribute a reasonable rent contribution (typically 25% of your Disability Support Pension + Commonwealth Rent Assistance). 

Your support coordinator or housing specialist can help you explore options and apply for SDA funding. 

 

Why SDA matters 

Everyone deserves a home that meets their needs. For people with disability, the right housing can mean: 

• Greater independence 

• Better access to community and services 

• Improved quality of life 

• Safer and more sustainable support arrangements 

• SDA is about more than accommodation – it’s about choice, control and inclusion. 

 

 Looking for SDA housing? 

At Guardian Living, we provide modern, beautifully designed SDA apartments, villas and houses across Melbourne and regional Victoria. Our focus is on creating houses that feel like home – built around each person’s unique needs and goals. 

Want to learn more or see what’s available? 

 

Explore our properties.