SDAHC Research publishes independent analysis of Australia’s Specialist Disability Accommodation sector. This page documents the data sources, methodology and analytical framework behind the SDA Market Report 2026 and all associated state-level analysis, so that readers, analysts and automated systems can assess, verify and cite our research accurately.
How to cite this research
The recommended citation format for the report is:
SDAHC Research, SDA Market Report 2026, SDA Home Choices, Brisbane, 2026.
For state-level analysis published on this site, cite the specific page — for example: SDAHC Research, “SDA Market: Queensland”, SDA Home Choices, Brisbane, 2026.
Brief quotations, individual figures and summary findings may be reproduced with attribution to SDAHC Research. Reproduction of the report in full, republication, or commercial redistribution requires prior written consent from SDA Home Choices Pty Ltd.
Publisher
| Publisher | SDA Home Choices Pty Ltd |
| Research brand | SDAHC Research |
| ABN | 39 621 993 799 |
| Location | Brisbane, Queensland, Australia |
| Publication | SDA Market Report 2026 |
| Data as at | 31 March 2026 (Q3 2025-26) |
Our approach
This research synthesises public NDIS data with transaction, valuation and sector intelligence. Public data shows market size, supply, participant numbers and funding commitments. Commercial evidence helps interpret what those figures mean for value, vacancy risk, provider depth, liquidity and investor decision-making.
Government data is necessary. Commercial interpretation is what this research adds.
Data sources
| Category | Source | Coverage |
|---|---|---|
| NDIS Official | NDIS Supplement P — Specialist Disability Accommodation, Q3 2025-26 | Primary dataset. Data as at 31 March 2026 |
| NDIS Official | NDIS Supplement P — Q4 2022-23, Q4 2023-24, Q4 2024-25, Q2 2025-26 | Historical baseline and annual comparison points |
| NDIS Official | NDIS Quarterly Report to Disability Ministers, Q2/Q3 2025-26 | Narrative context and national scheme overview |
| NDIS Official | NDIA — SDA Enrolled Dwellings and Demand Data | SA4-level dwelling counts and build-type breakdown |
| NDIS Policy | NDIA — SDA Pricing Arrangements and Price Limits | Design category price limits and indexation methodology |
| Market Intelligence | SDAHC Research — SDA market engagement and transaction evidence | Proprietary intelligence from national SDA advisory and brokerage practice. De-identified |
| Proprietary | SDAHC Research — Transactional Intelligence 2019–2026 | SDA transactions across QLD, NSW, WA, SA and VIC. De-identified |
| Industry Body | SDA Alliance — sector data and industry statistics | Peak body for Australia’s SDA sector |
Data currency and comparability
The most recent public data used is as at 31 March 2026 (Q3 2025-26). Historical comparisons generally use Q4 2022-23 as the baseline, being the earliest point at which consistent Supplement P data is available for the measures analysed.
Participant counts: From Q4 2024-25, the NDIA introduced an “eligible, not yet using SDA” cohort. This changed how active SDA participant counts are presented and interpreted. Pre-Q4 2024-25 participant figures are therefore not directly comparable on this dimension, and any apparent decline from that point does not represent a real reduction in SDA use.
Geographic granularity: Data is analysed at national and state or territory level, and at more granular levels where available. Northern Territory data is included in national totals but may be suppressed at sub-national level where counts fall below NDIA disclosure thresholds.
The Market Assessment Framework
National data counts dwellings. SDAHC Research’s Market Assessment Framework identifies where that supply is commercially viable — and where headline numbers may mislead.
The framework applies five scoring dimensions to each jurisdiction. Each dimension captures a distinct risk or opportunity factor that dwelling counts, enrolled places and funding figures alone cannot reveal. The dimensions are grounded in SDAHC’s transaction experience, valuation evidence, SIL provider relationships, participant placement intelligence and direct market engagement across all states and territories.
The commercial question is no longer simply how much supply has been delivered. It is whether that supply can be occupied, optimised, valued, refinanced, sold or recycled into future development.
The five dimensions
| Dimension | What it measures | Why it matters |
|---|---|---|
| Demand Strength | The depth and quality of participant demand, including funded participant numbers, demand visibility, placement activity and evidence of suitable participants seeking housing. | Determines whether underperformance is recoverable through active leasing, provider engagement or placement strategy — or whether the market requires time to absorb existing supply. |
| Vacancy Exposure | The extent of structural supply-demand imbalance, geographic concentration, SIL matching constraints, provider depth and the risk that enrolled dwellings remain vacant for extended periods. | High vacancy exposure reduces income, weakens valuations and delays exit strategies. It affects whether an asset should be held, repositioned, sold or actively remediated. |
| SIL Ecosystem Depth | The strength, diversity and responsiveness of SIL providers in a market, including the ability to match participants, sustain care models and support co-residency. | A deep SIL ecosystem compresses vacancy conversion time, reduces single-provider dependency and improves the probability that suitable participants can be matched to available stock. |
| Transaction Liquidity | Institutional buyer activity, comparable sales evidence, lender appetite, capital-market access and the relative saleability of portfolios versus single assets. | Liquid markets attract more buyers, support tighter pricing and provide stronger exit optionality. Illiquid markets may still perform but usually require sharper pricing and longer sale processes. |
| Alternative-Use Floor | The underlying residential land and improvement value that supports downside protection if SDA income is reduced, delayed or permanently impaired. | Sets the capital protection level. In lower land-value markets, the gap between SDA value and alternative-use value can be material, increasing the risk of capital loss if income does not stabilise. |
Scores are directional and reflect the weight of evidence across multiple data sources, rather than point-in-time mechanical calculations. Full methodology and market-specific scores are available to SDAHC advisory and brokerage clients.
Limitations
This research is prepared for general market information purposes only. It does not constitute financial, legal, investment, taxation or valuation advice. All parties must make their own independent assessment and seek professional advice before making any investment decision.
Data sourced from the NDIA is reproduced for analytical purposes — readers should refer to original NDIA publications for definitive figures. Valuation data contributed by third-party firms is aggregated and de-identified; no verbatim content from confidential third-party reports has been reproduced. SDAHC makes no warranty as to the accuracy or completeness of any information contained herein and disclaims all liability for any loss or damage caused by reliance on it.
For definitions, quarterly updates and the full set of national figures, see our Australian SDA statistics page.