NDIS Funding Guide · 2026–27
SDA accommodation prices are calculated using a separate 58-page schedule, not the ordinary support-worker or MTA rates. Several building and location factors determine each participant's maximum annual amount.
Checked 20 October 2026. Based on separately published official NDIA documents, not prices inferred from the main 96-page schedule.
To calculate SDA, select the correct annual base amount per SDA-eligible participant for the enrolled dwelling, then multiply it by the applicable location factor. The result depends on building stock type, design category, resident mix, building form and other attributes.
What is included in the SDA pricing formula?
Part 1 of the 2026–27 SDA Pricing Schedule, effective 24 September 2026, sets the method: annual SDA price per participant = applicable annual base amount × location factor. It is not a standard national hourly or daily support-worker rate.
The relevant base amount depends on whether the dwelling is post-2023 new build, pre-2023 new build, existing stock or legacy stock; the building type (apartment, house, townhouse or group home); design category; number of SDA-eligible residents; whether on-site overnight assistance is provided; sprinklers; and applicable GST and input-credit treatment.
What do different SDA design categories mean?
The separate SDA schedule distinguishes Improved Liveability, Fully Accessible, Robust, Robust with Breakout Room and High Physical Support arrangements. Design and eligibility requirements are not determined by a provider simply deciding a dwelling is 'accessible'. Confirm the enrolled property's category, occupancy and the participant's approved SDA funding before looking up its row.
Examples of 2026–27 base amounts (not final SDA payments)
| Exact base-price scenario | Improved Liveability | Fully Accessible | High Physical Support |
|---|---|---|---|
| Post-2023 new-build, one-bedroom apartment, one SDA-eligible resident, no sprinklers, no OOA, GST not paid or input credits claimed (Table 1) | $81,414/year | $83,954/year | $91,248/year |
| Post-2023 new-build, one-bedroom apartment, one SDA-eligible resident, no sprinklers, WITH OOA, GST not paid or input credits claimed (Table 2) | $94,983/year | $97,523/year | $104,817/year |
These are base amounts before applying the location factor; they are not the final payable amount in a specific locality and do not apply to all building types. Do not take these figures as quotes for a given house.
What is on-site overnight assistance (OOA)?
An enrolled dwelling may have an appropriately configured on-site overnight assistance room. The base pricing table distinguishes the presence of OOA from the absence of OOA. This is a feature relevant to the accommodation calculation; it does not itself mean a support worker has delivered overnight assistance, and it is not a substitute for actual participant support worker claims.
How do sharing, location and stock type affect prices?
Appendix 1 applies where residents sharing the dwelling are SDA-eligible. Appendix 2 addresses arrangements shared with eligible residents and some residents who are not SDA-eligible. Appendix 3 supplies the detailed location factors, including separate factors for certain building or stock types. The correct location factor is essential; do not apply a generic regional multiplier from the ordinary disability support worker price table.
When shouldn't an SDA accommodation fee be claimed?
A support worker's personal-care or SIL hours are not the same as an SDA dwelling payment. Ordinary rent, house cleaning, groceries, MTA and STA are separate funding questions. The participant must have appropriate SDA funding and the enrolled dwelling must meet the applicable SDA rules; a property being accessible does not itself establish eligibility.
Common questions
Do all NDIS participants receive SDA funding?
No. SDA is specialised housing for eligible participants with extreme functional impairment or very high support needs, assessed under separate rules.
Can a SIL provider charge the SDA annual amount for staff?
No. SDA and SIL provide different things. Accommodation amounts and assistance hours must not be conflated.
Independent general information by Beyond Health Services. Price limits, eligibility and any claim type may be updated. Check the current determination and the individual participant's plan.
