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Managed Investments, Property Trust & Super Funds

NDISP works with fund and investment managers from small closely held trusts and Super funds to international consortiums seeking to take advantage of the stability of an investment product where the rental income is funded by the Australian Government through the National Disability Investment Scheme.

Acquiring a Portfolio of Existing SDA Properties

NDISP’s custom management software allows us to provide a list of properties which can be purchased as a portfolio based on:

  • capitalisation rate
  • price
  • location
  • design category
  • property type
  • and more

All of our existing owners provide us with a cap rate that they have agreed to accept for the sale of their property. This allows us to be to present funds and investment managers with a complete portfolio of properties without the need to negotiate with dozens of individual owners.

The combined legal and property development experience of our team allows us to make this complex transaction as simple as possible.

With more than 200 properties due for completion in the 2020 calendar year and more than 1,000 in 2021, NDISP can provide a portfolio  that suits your needs.

Increasing Demand

The Australian Government has committed to have all young people with disabilities out of Residential Aged Care and to stop any more going into nursing homes by 2020.  This results in 40 full time staff in the NDIS just working on matching participants at risk of going in to aged care with SDA providers

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Supply & Demand

The estimated number of SDA houses required is based on only 6% of disabled people getting SDA payments. This number has already doubled in trial regions and so the number of SDA properties required is expected to be much larger.

Google NDIS Quarterly reports to see current statistics on approvals versus properties

Lack of Supply

Last financial year $70 million in SDA funding was spent on the rental payments for SDA Property Investors. The Government’s target is $700 million!

Continued Increasing Demand

Demand is not static. One very small cohort of Participants are spinal injury patients. Sadly, QLD alone averages more than 100 new cases of severe spinal injury every year and this results in people waiting 12 months in hospital until suitable places can be found

Design & Vacancy Risk

This is an investment like no other in that you can’t use price to compensate for poor design or location.

We have seen large funds develop properties with old school providers and while these properties might suit these providers and have minimal vacancy now due to the lack of supply, they just don’t suit participant needs and so they will have very high vacancy risk down the track.

Must Haves

If the properties don’t have at least the items below then it may well be that the design suits returns on paper, or the efficiency of the provider, but not the participant.

All Categories

  • large ensuite to every bedroom
  • large bedrooms
  • access control and monitoring

Improved Livability

  • task lighting
  • passive or active alerts or monitoring


  • 3m Ceilings
  • no shower screens
  • no ceiling fans
  • solid core doors

Fully Accessible

  • 1200mm wide doors
  • 1500mm wide hallways
  • automatic doors

High Physical Support

  • 1200mm wide doors
  • 1500mm wide hallways
  • automatic doors, blinds, lights, air conditioning installed
  • touchless entry and exit
  • ceiling hoists installed

SIL/Support Worker & Vacancy Risk

Unfortunately we regularly come across well known and long established supported independent living providers who just don’t get the client centred focus of the NDIS.

The NDIS is all about choice and control so it’s vital that old school organisations leave the institutional mentality behind.

NDISP will not work with organisations that have set meal times, menus, rostered activity days etc.  

Someone’s Home – Not a Workplace

These properties are someone’s home, not a workplace or accommodation.  That means people get to choose what they eat, where they go, when they go there as it suits them, not as it suits the SIL provider.


The NDIS is a Commonwealth Government backed Scheme that includes a special rental payment to encourage investment in SDA Property called a Special Disability Allowance (SDA).



The NDIA is backed by legislation that requires agreement from all States and Territories before any changes are made.

Fast Growth

To encourage investment in SDA Property, the NDIA provides a generous rental subsidy. This scale of this building project can not be over stated and has been slated as the largest social housing building program Australia has ever seen.


Fully Funded

The Government has committed $700m annually for payments to SDA property investors a year, indexed for the next 20 years!


What is the NDIS?

The National Disability Insurance Scheme (NDIS) is a Federal Act developed in 2013 to allow people with a disability to exercise choice and control about matters that affect them- such as their housing. SDA housing is housing built to a standard not readily available in the general housing supply. 

The Australian Government was one of the first countries in the world to be a signatory of the ‘UN Convention on the Rights of Persons with Disabilities’. The Federal Government via the NDIS SDA program have committed $700,000,000.00 annually for the next 20 years to investors who provide specially constructed housing. The SDA housing program aims to increase the supply of suitable accessible housing through generous rental subsidy payments.

Currently, there are over 28,000 Australians with a disability that the NDIS has identified as living in inappropriate accommodation. The NDIS SDA funding is to encourage property investors and institutions to build more disabled centric homes. Sadly there are also 6,000+ young Australian’s who are currently living in aged care facilities due to a lack of housing options and this number is increasing by 50 young Australians each week.

This is where you come in. By purchasing an NDISP Platinum Plus home you help provide a suitable purpose built home for up to 4 disabled Australians.  In return, the generous NDIS SDA scheme will pay you returns that exceed 10.5% net depending on the location and exact property type.


We took the time to ask …

NDISP has been working with disability providers, participants and the general community to find out exactly what type of SDA Property they want in order to achieve the quality of life we all desire. 

We go beyond what is required … 

Livable Housing Australia (LHA) has developed minimum standards of accessible design that have been adopted by the NDIS and the housing industry. The highest build standard is Platinum … NDISP believes this is a minimum standard so all of homes contain features that go beyond what it requires in this standard. We are proud to call this our Platinum Plus standard. What others offer as an option, we include as standard.

We are not a “churn and burn” company … 

NDISP is not a project marketing company pretending to care. After you purchase an NDISP  property, our role has only just begun. NDISP is a registered NDIS Housing Provider and we will continue to manage your investment property. So it is in our interests to ensure that the build quality is high, maintenance issues are low and the design is fantastic, to ensure that good tenants will always chose our homes over the competition.