How much does Specialist Disability Accommodation actually pay? Whether you're considering SDA investment or understanding costs as a participant or family member, the SDA price guide 2026 can feel overwhelming. Payment rates vary by design category, building type, location, and occupancy, making it difficult to understand what providers receive and what participants pay.

This guide breaks down the 2026 SDA pricing framework into accessible information. We'll explain how payment rates are calculated, what each design category receives, how building types and locations affect payments, and what participants actually pay out-of-pocket. You'll gain transparency about the financial structure supporting quality disability housing across Melbourne.

What Is the SDA Price Guide?

The SDA price guide is the official pricing document published annually by the National Disability Insurance Agency (NDIA). It sets the maximum price limits that registered SDA providers can charge for specialist disability housing. Updated each year on July 1, the current 2025-26 pricing arrangements determine payment rates through to June 30, 2026.

The price guide serves multiple purposes. For providers and investors, it establishes the maximum annual payment they can receive for offering SDA housing. For participants and families, it provides transparency about how much NDIS funding covers the dwelling. For support coordinators and planners, it helps match participants with appropriate properties within budget parameters.

Understanding the SDA price guide matters because it directly affects housing choices and investment decisions. The guide doesn't determine what participants pay. That's capped separately through Maximum Reasonable Rent Contribution (MRRC). Instead, it sets the framework for how NDIS funding flows to providers who offer purpose-built accessible housing.

The NDIA reviews and adjusts pricing annually based on the Disability Support Pension rate and market factors. This indexation ensures payment rates keep pace with costs while maintaining value for money. You can access the complete official pricing arrangements on the NDIS SDA pricing and payments page.

What makes the price guide complex is that it's not a single number. It's a matrix of variables. Your specific payment rate depends on your design category, building type, location, and how many people share the dwelling. We'll break down each factor below.

How SDA Payment Rates Are Calculated

SDA payment rates aren't arbitrary. They follow a structured calculation based on four key factors. Understanding these factors helps both investors assess potential returns and participants understand why some properties have higher associated funding than others.

The Four Factors Affecting Your SDA Payment

Design category is the primary determinant of payment rates. High Physical Support (HPS) properties command the highest payments due to specialist features like ceiling hoists, tracking systems, and emergency backup power. Robust properties receive higher rates for reinforced construction and enhanced safety features. Fully Accessible properties with comprehensive wheelchair access sit in the mid-range, while Improved Liveability properties with modest sensory and cognitive design features receive lower rates.

Building type affects payment rates because construction and maintenance costs vary. Houses typically receive higher payments than apartments due to land costs and standalone maintenance requirements. Duplexes and villas fall in the middle range. Group home configurations may have different payment structures depending on the specific setup and shared spaces.

Location plays a significant role in pricing. The NDIA categorises areas as Metropolitan, Regional, or Remote, with Remote locations receiving higher payments to account for increased construction and service delivery costs. Melbourne properties fall under Metropolitan pricing, which reflects the capital city's construction costs and land values.

Occupancy determines whether the total payment is split between residents or allocated to a single participant. Single occupancy properties receive the full payment, while shared accommodation divides the total payment by the number of residents. Some properties include On-site Overnight Assistance (OOA) quarters, which affect the payment calculation separately.

NDIA Payment vs Participant Contribution

It's critical to understand the distinction between what the NDIA pays providers and what participants contribute. The SDA payment rate from the NDIA covers the cost of providing the specialist dwelling: the purpose-built features, property management, maintenance, and specialist design elements that make it SDA rather than standard housing.

Participants pay a separate rent contribution called Maximum Reasonable Rent Contribution (MRRC), which is calculated as 25% of the Disability Support Pension plus 100% of Commonwealth Rent Assistance. This contribution is capped, meaning participants never pay more than the MRRC amount regardless of the property's total SDA payment rate.

The NDIA payment goes directly to the SDA provider. Participants don't receive this funding in their plan as a flexible budget. It's paid directly from the NDIA to the registered provider once the tenancy agreement is in place. This ensures the specialist housing remains available and properly maintained.

How Payments Flow from NDIS to Providers

Payment flow follows a straightforward process. Once a participant secures an SDA property and signs a tenancy agreement, the provider submits claims to the NDIA through the provider portal. The NDIA processes these claims and pays the provider directly at the agreed rate specified in the price guide.

Participants pay their MRRC contribution directly to the provider as rent, just like any tenancy arrangement. This creates two separate payment streams: the NDIA pays the SDA dwelling funding, and the participant pays their capped rent contribution. Combined, these payments enable providers to offer specialist housing while keeping participant costs affordable and predictable.

Payment rates are locked in for the financial year (July 1 to June 30), providing stability for both providers and participants. Even if the price guide is updated mid-tenancy, existing agreements typically continue at the original rate until renewal.

SDA Design Categories and Their Payment Rates

Payment rates vary significantly across the four SDA design categories, reflecting the different levels of specialist features and construction requirements. Understanding these payment structures helps investors assess returns and helps participants understand the funding supporting their housing choice.

Improved Liveability Payment Rates

Improved Liveability (IL) properties receive the lowest SDA payment rates because they require modest design modifications rather than comprehensive accessibility features. These properties are suitable for people with sensory, intellectual, or cognitive impairments who benefit from better lighting, reduced trip hazards, sound insulation, and improved wayfinding.

Annual SDA payments for Improved Liveability properties in Melbourne typically range from $35,000 to $55,000 depending on building type and occupancy. A three-person house in a Metropolitan area might receive approximately $45,000 annually, while a single-occupancy apartment might receive around $38,000. These figures represent the NDIA payment to the provider, not what participants pay.

The lower payment rates reflect lower construction costs compared to fully accessible or high physical support properties. However, demand for Improved Liveability housing remains strong, particularly for participants transitioning from family homes who need supportive design features without extensive physical accessibility requirements.

Fully Accessible Payment Rates

Fully Accessible (FA) properties provide comprehensive wheelchair accessibility throughout the dwelling. These properties feature wide doorways, level access, accessible bathrooms with roll-in showers, wheelchair-height fixtures, and sufficient circulation space for mobility aids. Construction costs are higher than Improved Liveability, reflected in increased payment rates.

Annual SDA payments for Fully Accessible properties in Melbourne typically range from $65,000 to $95,000 depending on building type and occupancy. A three-person house might receive approximately $80,000 annually, while a single-occupancy house could receive around $70,000. Apartments generally receive slightly lower rates than houses.

Fully Accessible represents the most common design category for participants with physical disability who use wheelchairs or mobility aids. The payment rates account for purpose-built accessibility features that go well beyond standard building code requirements, creating housing that genuinely supports independent living for wheelchair users.

Robust Payment Rates

Robust properties are designed for people with complex behavioural support needs. These dwellings feature reinforced walls, secure fixtures and fittings, enhanced safety features, and durable materials throughout. The specialist construction requirements command higher payment rates than Fully Accessible properties.

Annual SDA payments for Robust properties in Melbourne typically range from $85,000 to $125,000 depending on building type and occupancy. The higher rates reflect increased construction costs for reinforced features and ongoing maintenance considerations. Robust properties may combine accessibility features with reinforced construction, creating dual-purpose housing.

Demand for Robust housing often exceeds supply in many Melbourne areas, creating strong investment potential. However, providers must ensure appropriate property management expertise to maintain these specialist properties and support participants with complex needs.

High Physical Support Payment Rates

High Physical Support (HPS) properties command the highest SDA payment rates due to extensive specialist features. These dwellings include ceiling hoists and tracking systems, emergency backup power, automated doors and windows, accessible kitchens with height-adjustable features, and often include OOA quarters for overnight support workers.

Annual SDA payments for High Physical Support properties in Melbourne typically range from $120,000 to $190,000 or more, depending on building type, occupancy, and whether OOA quarters are included. A purpose-built house with OOA quarters might receive $165,000 annually, while a shared HPS property could receive higher total payments split between residents.

The substantial payment rates reflect the significant upfront construction costs. HPS properties can cost $750,000 to over $1 million to build. However, for participants with very high physical support needs, these properties provide independence that wouldn't be possible in standard housing. The ceiling hoist systems alone can cost $40,000 to $80,000 to install.

Payment rates are set by the NDIA and subject to annual indexation. Refer to the official NDIS pricing arrangements for 2025-26 for the most current rates specific to your location and property configuration.

Building Type and Location Impact on Payments

Beyond design category, the type of building and geographic location significantly affect SDA payment rates. These factors reflect real differences in construction costs, land values, and service delivery expenses across different property types and regions.

How Building Type Affects Payment Rates

Houses typically receive the highest payment rates among building types. A standalone house requires land acquisition, individual service connections, separate maintenance, and full structural responsibility. In Melbourne's Metropolitan area, a Fully Accessible house might receive 15-20% higher annual payments than a comparable apartment.

Apartments generally receive lower payment rates because construction costs per dwelling are reduced through shared structure, common services, and economies of scale. However, apartments offer advantages in inner-city locations where land costs make houses prohibitively expensive. For participants, apartments can provide excellent access to transport and amenities in established areas.

Duplexes and villas fall between houses and apartments in payment rates. These semi-detached configurations share some costs while maintaining many benefits of standalone dwellings. They're popular for SDA development because they balance construction efficiency with the sense of individual home that many participants prefer.

Group home configurations (typically villa or unit arrangements with shared common spaces) have specific payment structures that account for shared facilities. The payment may be calculated differently if the property includes shared living areas, communal kitchens, or other jointly-used spaces.

Metro vs Regional vs Remote Pricing

The NDIA recognises that construction and service delivery costs vary significantly across Australia. Metropolitan areas like Melbourne fall under the standard Metro pricing, which reflects capital city construction costs and land values. This is the baseline payment rate structure.

Regional areas receive a pricing loading to account for increased costs in regional centres. Construction materials may cost more to transport, specialist trades may be less available, and ongoing service delivery can be more expensive. Regional loading typically adds 10-15% to base payment rates.

Remote areas receive the highest pricing loading, sometimes 30-50% above Metropolitan rates. Remote and very remote locations face significant challenges in construction, maintenance, and service delivery. However, very few SDA properties exist in remote areas due to limited demand and practical challenges.

Melbourne SDA Payment Context

Melbourne operates entirely under Metropolitan pricing arrangements. Whether your property is in Box Hill, Preston, Werribee, or Frankston, the same Metropolitan rate applies. Unlike some other states where pricing varies by region, Victoria's major metropolitan area is treated consistently.

This creates interesting strategic opportunities for family-first placement. A property in outer suburbs like Cranbourne or Melton receives the same SDA payment as one in middle-ring suburbs like Glen Waverley or Reservoir. For families, this means choosing locations near family networks doesn't compromise the SDA funding available. You can prioritise proximity to family while maintaining full Metropolitan payment rates.

We focus on locations that balance accessibility with community connection. Our properties across Melbourne's northern, eastern, and western suburbs all benefit from Metropolitan pricing while offering participants choice in staying close to their existing support networks and family connections.

Understanding Maximum Reasonable Rent Contribution (MRRC)

While SDA payment rates determine what providers receive from the NDIA, participants need to understand what they actually pay out-of-pocket. The Maximum Reasonable Rent Contribution (MRRC) caps participant costs at an affordable level regardless of the property's SDA payment rate.

MRRC is calculated as 25% of the Disability Support Pension (DSP) plus 100% of Commonwealth Rent Assistance (CRA). For a single participant, this currently equals approximately $506.55 per fortnight or around $13,170 annually. This is the maximum a participant pays, though many pay less depending on their individual circumstances and tenancy agreement.

The critical point is that MRRC remains the same whether you live in an Improved Liveability property receiving $45,000 annually in SDA funding or a High Physical Support property receiving $165,000 annually. Your contribution is capped based on your income support payment, not the property's SDA category. This ensures SDA remains affordable for participants regardless of their support needs.

In shared accommodation, the MRRC is calculated per person, but the total rent may be split differently depending on the tenancy arrangement. Three participants sharing a property would each pay their individual MRRC, creating predictable costs for everyone involved. This makes budgeting straightforward and removes financial uncertainty.

What does this mean practically? The difference between the MRRC you pay and the total SDA payment the provider receives from the NDIA is covered by your SDA funding in your NDIS plan. You're not responsible for that difference. It's built into the SDA funding framework. This separation ensures participants can access purpose-built housing without bearing the full construction and maintenance costs.

Transparency about this cost structure matters. Some participants and families worry that specialist housing will be unaffordable, but MRRC caps protect affordability. You pay your rent contribution (generally around $260 per fortnight) and the NDIA pays the provider the SDA dwelling funding directly. For our complete explanation of how SDA funding works, read our comprehensive guide to SDA funding.

Understanding MRRC helps families plan financially. When your loved one transitions to SDA, their ongoing housing costs are predictable and capped. There are no surprise increases based on property value or specialist features. The MRRC calculation provides stability and protects participants from market fluctuations in SDA investment returns.

SDA Investment Returns: What Investors Need to Know

For property investors, understanding SDA payment rates translates directly to assessing potential investment returns. SDA offers a unique investment profile combining government-backed income stability with social impact through providing essential disability housing.

Expected Annual SDA Payments by Category

Investment returns vary significantly by design category. Improved Liveability properties with annual SDA payments of $35,000 to $55,000 offer lower entry costs and returns compared to High Physical Support properties receiving $120,000 to $190,000 annually. Your investment decision depends on balancing upfront construction costs against annual income.

A Fully Accessible house in Melbourne receiving approximately $80,000 annually represents a mid-range investment. Construction costs might be $650,000 to $850,000 depending on location and specifications. High Physical Support properties cost more to build (often $750,000 to over $1 million) but generate higher annual payments that can justify the increased upfront investment.

Return calculations must account for occupancy rates and timeframes. A three-person shared property generates higher total SDA payments than single occupancy, but requires matching three compatible participants. Single-occupancy properties offer simpler management but lower total annual income. The configuration you choose affects both returns and complexity.

These payment rates are indexed annually to the Disability Support Pension rate, providing predictable income growth over time. The 2025-26 pricing year included a 3.95% increase, and similar indexation continues annually. This built-in income growth protects investment value against inflation.

Understanding Gross vs Net Returns

Gross SDA payments don't equal net investor returns. Property management, maintenance, insurance, and vacancy costs reduce the gross payment. Professional SDA property management typically costs 8-12% of gross income, higher than standard residential property management due to specialist knowledge requirements and compliance obligations.

Maintenance costs vary by design category. High Physical Support properties require specialist maintenance for hoists, tracking systems, and automated features. Budget 10-15% of gross income annually for maintenance and repairs, though actual costs vary based on property age and participant needs. Setting aside appropriate maintenance reserves prevents unexpected capital calls.

Insurance costs for SDA properties are typically higher than standard residential insurance. Specialist features, replacement costs, and liability considerations mean comprehensive insurance is essential. Factor 2-3% of gross income for appropriate insurance coverage.

Vacancy considerations matter for return calculations. SDA demand varies by design category and location. High Physical Support properties often have waiting lists in Melbourne, while Improved Liveability properties face more competition. Average vacancy rates vary from 5-15% depending on category, location, and how well the property matches participant needs. Working with experienced providers reduces vacancy risk significantly.

Why SDA Investment Offers Stability

SDA investment provides unusual stability compared to traditional property investment. The NDIA backing means payment rates are set by government policy, not market negotiation. Once a participant moves in, payments flow consistently through their occupancy period. This removes the uncertainty of market rent fluctuations.

Long-term NDIS commitment to SDA provides policy stability. The NDIS is legislated through to 2029 and beyond, with SDA identified as a priority housing response. Demand for SDA significantly exceeds supply in most design categories and locations, creating a structural shortage that supports ongoing investment opportunity.

SDA combines financial returns with social impact. Your investment directly enables people with disability to live independently in housing matched to their needs. For investors seeking both returns and purpose, SDA offers meaningful contribution to addressing Australia's disability housing shortage.

We provide expert SDA management services for investors who want professional property management, participant matching, and ongoing support. Our family-first approach ensures properties are well-maintained, participants are well-supported, and investors receive consistent returns.

This information is general in nature and does not constitute financial or investment advice. SDA investment involves property market risks. Speak with a qualified financial adviser and review official NDIS pricing documents before making investment decisions.

Using the NDIS SDA Price Calculator

The NDIA provides a free online price calculator that helps both investors and participants estimate SDA payment rates for specific property configurations. Understanding how to use this calculator empowers you to make informed decisions about property selection or investment.

Accessing the calculator is straightforward. Visit the NDIS website and navigate to the SDA pricing section. The calculator requires several inputs: your location (Metropolitan, Regional, or Remote), the design category (Improved Liveability, Fully Accessible, Robust, or High Physical Support), building type (apartment, duplex/villa, house, or group home), and the number of residents.

The calculator then generates an estimated annual SDA payment for that specific configuration. For example, entering "Metropolitan," "Fully Accessible," "House," and "3 residents" produces the total annual SDA payment the NDIA would pay for that property. You can adjust variables to compare different configurations and see how design category or building type changes affect payment rates.

What the calculator shows is the gross SDA dwelling payment from the NDIA to the provider. It doesn't separately display participant MRRC contributions, maintenance costs, or net investor returns. Treat the calculator output as the maximum price limit the NDIA will pay. Actual negotiated rates may be lower depending on specific property features and location.

Limitations of the calculator include its focus on standard configurations. Properties with unique features, OOA quarters, or non-standard layouts may have different payment structures not captured in the calculator. The calculator also updates annually on July 1, so ensure you're using the current year's version for accurate 2025-26 pricing.

For investors, use the calculator to model different investment scenarios. Compare returns for Fully Accessible versus High Physical Support in the same building type, or evaluate whether houses or apartments offer better returns for your chosen design category. For participants and families, use it to understand the funding level supporting different housing options.

The calculator is a planning tool, not a guarantee. Actual SDA payments depend on the specific property meeting NDIS design standards, the provider being registered, and the participant having SDA funding in their NDIS plan. Always verify current pricing with providers and refer to official documentation before making commitments.

What SDA Funding Covers (and What It Doesn't)

Confusion often arises about exactly what SDA funding pays for versus what participants need to cover separately. Understanding this distinction prevents misunderstandings and helps participants budget appropriately for their transition to SDA housing.

SDA funding covers the dwelling itself, meaning the purpose-built structure with specialist design features. This includes construction costs, property maintenance, property management, specialist accessibility features, and the ongoing costs of providing compliant SDA housing. The SDA payment to providers covers these elements so participants don't bear the capital or maintenance costs.

What SDA specifically does not cover is support services. This is the most common confusion area. Supported Independent Living (SIL) funding is separate from SDA funding. SIL pays for the support workers who provide assistance with daily living activities. SDA is the house; SIL is the support within the house. These are two completely separate funding lines in NDIS plans. For a detailed comparison, read our SDA vs SIL comparison guide.

Participants are also responsible for utilities (electricity, gas, water, internet) just like any tenancy. SDA funding doesn't cover these ongoing living costs. Food, personal items, contents insurance, and household goods are participant responsibilities. Essentially, SDA covers the specialist dwelling structure, while participants cover the same living costs anyone faces in any home.

Understanding this separation clarifies budgeting. Your SDA funding in your NDIS plan covers the cost difference between your MRRC contribution and the total SDA payment. Your SIL funding (if you have it) covers support services. Your Disability Support Pension and other income cover utilities, food, and personal costs just like it would in any living arrangement.

Why does this transparency matter? Families often ask whether SDA is "fully funded" or what hidden costs exist. The answer is that the dwelling is funded through the SDA payment structure, but normal living costs remain participant responsibilities. This is actually the same as any housing. You don't pay construction costs or property maintenance, but you do pay for utilities and food.

We believe participants and families deserve clarity about cost responsibilities before moving in. When you enquire about our properties, we explain exactly what SDA funding covers, what your MRRC contribution will be, and what additional costs to expect. No surprises, no hidden costs. Just transparent information that helps you plan confidently.

2026 Pricing Updates and Changes

SDA pricing updates annually on July 1, the start of each NDIS pricing year. The current 2025-26 pricing arrangements run from July 1, 2025, through June 30, 2026, making them the relevant rates for all of calendar year 2026 until mid-year.

The 2025-26 pricing update included a 3.95% increase across most SDA payment rates, reflecting indexation to the Disability Support Pension rate and other economic factors. This annual indexation ensures payment rates keep pace with construction costs, maintenance expenses, and general cost increases over time. The indexation protects both provider viability and investment returns from inflation erosion.

Staying informed about pricing changes matters whether you're an investor assessing returns or a participant understanding your housing funding. The NDIA typically announces the next year's pricing in May or June, giving several months' notice before July 1 implementation. Existing tenancy agreements generally continue at their current rates until renewal, providing stability even when pricing updates occur.

How do you stay updated on pricing changes? The NDIA publishes pricing arrangements on their website each year, including detailed price guides by design category, building type, and location. Subscribe to NDIS provider updates if you're an investor or provider, or work with your support coordinator if you're a participant to understand how pricing changes might affect your housing options.

The importance of using current year pricing cannot be overstated. Outdated price guides lead to inaccurate investment modelling or incorrect assumptions about available housing funding. Always verify you're working with the 2025-26 pricing arrangements when making decisions during 2026, and watch for the 2026-27 update announcement around mid-2026.

Where can you find official pricing documents? The NDIA pricing arrangements page provides comprehensive current pricing, including the full price guide spreadsheet with every configuration and rate. This is the authoritative source, more reliable than third-party calculators or outdated guides found through general web searches.

We monitor pricing updates closely and adjust our investor communication and participant information when changes occur. If you're working with us on property investment or participant placement, we ensure you have current accurate pricing information relevant to your specific situation and timeline.

Moving Forward with SDA Pricing Knowledge

Understanding the SDA price guide 2026 empowers both investors and participants to make informed decisions about specialist disability housing. Payment rates ranging from $35,000 to $190,000+ annually reflect the genuine differences between design categories, building types, and locations. These rates enable providers to offer purpose-built housing while maintaining participant affordability through capped MRRC contributions.

The four factors affecting SDA payment rates (design category, building type, location, and occupancy) create a complex but logical pricing framework. High Physical Support properties command higher payments due to specialist features and construction costs. Metropolitan Melbourne pricing provides consistency across suburbs, enabling participants to prioritise family proximity without compromising funding levels. Participant contributions remain capped and predictable regardless of property payment rates.

For investors, SDA offers government-backed payment stability combined with social impact through addressing disability housing shortage. Understanding gross versus net returns, accounting for management and maintenance costs, and selecting appropriate design categories based on market demand ensures investment decisions align with return expectations and risk tolerance.

For participants and families, transparency about cost structures removes uncertainty. You pay your capped MRRC contribution, the NDIA pays the provider directly, and SDA funding bridges the difference. Normal living costs remain your responsibility, but the specialist dwelling and its maintenance are covered through the SDA payment framework. This clarity helps families plan transitions confidently.

Whether you're exploring SDA investment opportunities or searching for appropriate housing near family networks, we're here to help. Contact us to discuss available properties and pricing at (03) 9999 7418 or admin@paramounthomes.com.au. Explore our SDA homes across Melbourne or contact us to speak with our team about your specific needs and circumstances.

Payment rates are set by the NDIA and subject to annual indexation. This information is general guidance only and does not constitute financial or investment advice. Refer to official NDIS pricing arrangements for the most current rates specific to your location and property configuration.