NDIA data · FY2025-26 Q4 · as at 30 June 2026
SDA Market Trend: where Australia is short of SDA, and where it is stacking up
14,235 enrolled SDA dwellings, about 31,065 resident places, for 25,658 participants with an SDA need. 9,014 of them are eligible but not yet living in SDA, while 6,544 new builds are still unfinished. This page maps all of it by region, from the NDIA’s own quarterly data.
- enrolled SDA dwellings
- 14,235enrolled SDA dwellings
- estimated resident places
- 31,065estimated resident places
- participants with an SDA need
- 25,658participants with an SDA need
- eligible but not yet in SDA
- 9,014eligible but not yet in SDA
- new builds in the pipeline
- 6,544new builds in the pipeline
- active SDA providers
- 585active SDA providers
The map: supply against demand, region by region
Red means more participants with an SDA need than estimated places; teal means more places than people. Zoom in and the map switches from the 88 SA4 regions to 336 SA3 regions. Switch the layer to see waiting demand, enrolled dwellings, the pipeline or the High Physical Support mismatch on their own.
Places are estimated from each dwelling’s maximum residents. Regions with fewer than 20 participants with an SDA need are hatched rather than rated. The pipeline is only published for SA4 regions. Every figure is in the tables further down and in the CSV download.
Supply is growing about 4 times faster than demand
Between Jun 2023 and Jun 2026 enrolled dwellings grew 80%. The number of participants living in SDA grew 19% and the number waiting fell 9%. Supply is catching demand fast, and in some regions has passed it.
- Enrolled dwellings
- Participants living in SDA
- Participants waiting for SDA
- 7,925 → 14,235 dwellings6,310 dwellings were added in 12 quarters, 80% of the stock that existed in Jun 2023.
- $365m → $684m a yearAnnualised SDA payments in active plans rose 87%, but SDA is still only 1.0% of all committed supports.
- 14,421 unfilled places, 9,014 waitingNationally there are more places than people waiting. The shortage is regional and category-specific, which is what the map is for.
Quarterly figures for Australia
| Quarter | Enrolled dwellings | Living in SDA | Waiting | Annualised SDA $m | Participants with SIL |
|---|---|---|---|---|---|
| Jun 2023 | 7,925 | 13,971 | 9,853 | 365 | 31,509 |
| Sep 2023 | 8,299 | 13,906 | 10,151 | 395 | 32,973 |
| Dec 2023 | 8,590 | 14,097 | 10,091 | 440 | 33,581 |
| Mar 2024 | 8,886 | 14,088 | 10,054 | 452 | 34,310 |
| Jun 2024 | 9,487 | 14,179 | 9,955 | 470 | 34,850 |
| Sep 2024 | 10,120 | 14,290 | 9,891 | 498 | 35,371 |
| Dec 2024 | 10,749 | 14,688 | 9,834 | 517 | 35,972 |
| Mar 2025 | 11,360 | 15,099 | 9,662 | 542 | 36,432 |
| Jun 2025 | 11,642 | 15,177 | 9,880 | 560 | 36,691 |
| Sep 2025 | 12,396 | 15,518 | 9,756 | 592 | 36,641 |
| Dec 2025 | 13,297 | 15,925 | 9,577 | 626 | 36,755 |
| Mar 2026 | 13,779 | 16,263 | 9,370 | 653 | 36,808 |
| Jun 2026 | 14,235 | 16,644 | 9,014 | 684 | 36,874 |
The category mismatch: HPS is over-built, Fully Accessible and Improved Liveability are under-built
High Physical Support is 58% of comparable stock and 66% of the pipeline, but only 25% of participants with a known category need it. Fully Accessible is the mirror image: 31% of demand, 10% of stock, 4% of the pipeline.
- Enrolled stock
- Pipeline
- Participant demand
Improved Liveability
- Enrolled stock
- 17% · 2,066
- Pipeline
- 11% · 689
- Participant demand
- 35% · 7,326
High Physical Support
- Enrolled stock
- 58% · 7,173
- Pipeline
- 66% · 4,060
- Participant demand
- 25% · 5,116
Robust
- Enrolled stock
- 15% · 1,838
- Pipeline
- 19% · 1,158
- Participant demand
- 8% · 1,754
Fully Accessible
- Enrolled stock
- 10% · 1,231
- Pipeline
- 4% · 247
- Participant demand
- 31% · 6,471
Shares are of the four comparable design categories. Stock excludes 1,862 Basic dwellings (a legacy category no new build can enrol under) and 65 multi-category dwellings; the pipeline excludes 390 multi-category builds; demand excludes 4,991 participants whose eligible category the NDIA could not extract.
- HPS pays the highest rent, so it gets built.Providers have 4,060 HPS dwellings unfinished against 5,116 participants with an HPS decision nationwide, 11,975 HPS new-build places already enrolled.
- Fully Accessible is the gap.6,471 participants hold a Fully Accessible decision. There are 1,231 Fully Accessible dwellings enrolled and 247 in the pipeline.
- Improved Liveability is the biggest single need.35% of participants with a known category (7,326) need Improved Liveability, against 17% of stock. Robust is 8% of demand and 19% of the pipeline.
- Use the HPS mismatch layer on the map to see which regions carry HPS-heavy stock against a demand profile that is not HPS.
New from the NDIA · SDA Report 2026 · as at 31 December 2025
Who needs SDA: build type, disability and age
The NDIA’s annual SDA Report adds what the quarterly tables leave out: the build type written into each participant’s Home and Living decision, their primary disability and their age, and how actual demand compares with the projections published in the 2023 SDA Pricing Review. These figures are a December 2025 snapshot of 25,502 participants with an SDA need, two quarters older than the map above.
By the build type in the participant’s decision
- Living in SDA
- Eligible, not yet in SDA
- House, 3 residents
- 11,612 · 56% in SDA: 6,520 living in SDA, 5,092 eligible but not yet in SDA
- House, 2 residents
- 2,991 · 49% in SDA: 1,458 living in SDA, 1,533 eligible but not yet in SDA
- Apartment, 1 bedroom, 1 resident
- 1,796 · 73% in SDA: 1,315 living in SDA, 481 eligible but not yet in SDA
- Villa / duplex / townhouse, 1 resident
- 1,442 · 54% in SDA: 785 living in SDA, 657 eligible but not yet in SDA
- Apartment, 2 bedrooms, 2 residents
- 851 · 58% in SDA: 490 living in SDA, 361 eligible but not yet in SDA
- Villa / duplex / townhouse, 2 residents
- 589 · 47% in SDA: 279 living in SDA, 310 eligible but not yet in SDA
- Villa / duplex / townhouse, 3 residents
- 485 · 49% in SDA: 240 living in SDA, 245 eligible but not yet in SDA
- Group home, 5 residents
- 193 · 94% in SDA: 181 living in SDA, 12 eligible but not yet in SDA
- Apartment, 2 bedrooms, 1 resident
- 148 · 81% in SDA: 120 living in SDA, 28 eligible but not yet in SDA
- Group home, 4 residents
- 110 · 74% in SDA: 81 living in SDA, 29 eligible but not yet in SDA
- Legacy, 6 or more residents
- 32 · 97% in SDA: 31 living in SDA, 1 eligible but not yet in SDA
- Apartment, 3 bedrooms, 2 residents
- 9 · 44% in SDA: 4 living in SDA, 5 eligible but not yet in SDA
Leaves out 5,244 participants with no build type recorded, mostly people who moved across from a state scheme and stayed in the same home. The build type is what the decision funds, not the home the participant lives in: they can choose a different one if it fits the budget.
- The 3 resident house is the demand.11,612 participants, 57% of everyone with a build type recorded, hold a 3 resident house decision. 5,092 of them are not yet in SDA, which is 53% of all the waiting demand in Australia.
- Houses are short even at full occupancy.14,603 participants hold a 2 or 3 resident house decision. There were 4,163 enrolled 2 to 3 resident houses: even with three residents in every one, that is 12,489 places.
- New supply is going smaller.The NDIA warns that recent enrolments and design stage registrations lean towards smaller dwellings such as 2 resident houses, while decisions lean to 3 residents. Only 49% of participants with a 2 resident house decision are living in SDA.
By primary disability
Intellectual disability is 33% of SDA need on its own, and 71% of that group already live in SDA.
- Living in SDA
- Eligible, not yet in SDA
- Intellectual disability
- 8,368 · 71% in SDA: 5,978 living in SDA, 2,390 eligible but not yet in SDA
- Cerebral palsy
- 2,715 · 69% in SDA: 1,872 living in SDA, 843 eligible but not yet in SDA
- Autism
- 2,554 · 59% in SDA: 1,508 living in SDA, 1,046 eligible but not yet in SDA
- Other neurological
- 2,503 · 51% in SDA: 1,275 living in SDA, 1,228 eligible but not yet in SDA
- Acquired brain injury
- 2,446 · 57% in SDA: 1,403 living in SDA, 1,043 eligible but not yet in SDA
- Stroke
- 1,343 · 52% in SDA: 701 living in SDA, 642 eligible but not yet in SDA
- Down syndrome
- 1,236 · 71% in SDA: 875 living in SDA, 361 eligible but not yet in SDA
- Psychosocial disability
- 1,061 · 54% in SDA: 569 living in SDA, 492 eligible but not yet in SDA
- Spinal cord injury
- 890 · 55% in SDA: 493 living in SDA, 397 eligible but not yet in SDA
- Other
- 788 · 46% in SDA: 365 living in SDA, 423 eligible but not yet in SDA
- Multiple sclerosis
- 783 · 57% in SDA: 445 living in SDA, 338 eligible but not yet in SDA
- Other physical
- 697 · 54% in SDA: 376 living in SDA, 321 eligible but not yet in SDA
- Visual impairment
- 107 · 55% in SDA: 59 living in SDA, 48 eligible but not yet in SDA
The NDIA masks groups under 11 people (developmental delay, global developmental delay, hearing impairment, other sensory or speech), so they are not shown.
By age
81% of participants with an SDA need are 35 or older, and need peaks at 55 to 64. Younger people wait longest: only 41% of 19 to 24 year olds with an SDA need live in SDA.
- Living in SDA
- Eligible, not yet in SDA
- 18 and under
- 132 · 19% in SDA: 25 living in SDA, 107 eligible but not yet in SDA
- 19 to 24
- 1,427 · 41% in SDA: 589 living in SDA, 838 eligible but not yet in SDA
- 25 to 34
- 3,377 · 56% in SDA: 1,878 living in SDA, 1,499 eligible but not yet in SDA
- 35 to 44
- 3,870 · 64% in SDA: 2,478 living in SDA, 1,392 eligible but not yet in SDA
- 45 to 54
- 5,022 · 68% in SDA: 3,391 living in SDA, 1,631 eligible but not yet in SDA
- 55 to 64
- 7,405 · 65% in SDA: 4,798 living in SDA, 2,607 eligible but not yet in SDA
- 65 and over
- 4,269 · 65% in SDA: 2,766 living in SDA, 1,503 eligible but not yet in SDA
Actual demand against the 2023 projections
In 2023 the NDIA projected SDA need would grow from 22,873 participants in June 2022 to 36,684 by June 2042. On a straight line between its 2022 and 2027 figures, December 2025 should have been about 25,777. The actual count was 25,502, 1.1% below that line, so nationally demand is broadly on track. The states are not: Queensland is +11% against its line and Western Australia −11%.
- Actual (NDIA count)
- Projected in 2023
- 2022
- 23,451 participants, actual
- Dec 2025
- 25,502 participants, actual
- 2027
- 27,022 participants, projected
- 2032
- 29,742 participants, projected
- 2037
- 32,976 participants, projected
- 2042
- 36,684 participants, projected
2022 is the SDA Report’s own count; the projections started from 22,873. Projections are for June of each year.
| State | Projected 2022 | Path, Dec 2025 | Actual, Dec 2025 | Against path | Projected 2027 | Projected 2042 |
|---|---|---|---|---|---|---|
| NSW | 7,333 | 8,282 | 8,124 | −2% | 8,688 | 11,410 |
| VIC | 6,632 | 7,339 | 7,340 | 0% | 7,642 | 10,285 |
| QLD | 3,461 | 4,030 | 4,490 | +11% | 4,274 | 6,477 |
| WA | 1,825 | 2,105 | 1,869 | −11% | 2,225 | 3,418 |
| SA | 2,399 | 2,609 | 2,516 | −4% | 2,699 | 3,047 |
| TAS | 606 | 684 | 501 | −27% | 717 | 922 |
| ACT | 349 | 416 | 349 | −16% | 445 | 687 |
| NT | 268 | 313 | 313 | 0% | 332 | 438 |
| Design category | Projected 2022 | Actual, Dec 2025 | Projected 2027 | Projected 2042 | Share now / 2027 |
|---|---|---|---|---|---|
| Improved Liveability | 10,026 | 7,181 | 10,987 | 13,256 | 36% / 41% |
| Fully Accessible | 4,350 | 6,215 | 5,304 | 7,715 | 31% / 20% |
| Robust | 1,866 | 1,689 | 2,420 | 4,239 | 8% / 9% |
| High Physical Support | 6,631 | 5,036 | 8,311 | 11,474 | 25% / 31% |
Sources: National Disability Insurance Agency, Specialist Disability Accommodation Report 2026 and its data tables, as at 31 December 2025; projections from the SDA Pricing Review 2022-23 Demand Projections Report. The December 2025 path is our straight line between the projections for June 2022 and June 2027.
Where the gaps are
SA4 regions with at least 100 participants with an SDA need, ranked by estimated places per participant. 13 rated regions sit under 0.8 places per participant; 11 sit at 1.5 or above. In 21 regions the unfinished pipeline alone already exceeds the number of participants waiting.
Tightest supply
Fewest estimated places for every participant with an SDA need.
| # | Region | Dwellings | Est. places | SDA need | Waiting | Unfilled | Pipeline | Places per participant |
|---|---|---|---|---|---|---|---|---|
| 1 | Northern Territory - OutbackNT | 28 | 63 | 128 | 102 | 37 | 19 | 0.49severe shortage |
| 2 | West and North WestTAS | 39 | 64 | 123 | 84 | 25 | 7 | 0.52shortage |
| 3 | Richmond - TweedNSW | 68 | 186 | 287 | 133 | 32 | 22 | 0.65shortage |
| 4 | Coffs Harbour - GraftonNSW | 29 | 99 | 152 | 75 | 22 | 20 | 0.65shortage |
| 5 | HobartTAS | 83 | 162 | 231 | 189 | 120 | 99 | 0.70shortage |
| 6 | Sydney - North Sydney and HornsbyNSW | 79 | 166 | 236 | 105 | 35 | 12 | 0.70shortage |
| 7 | Southern Highlands and ShoalhavenNSW | 37 | 119 | 160 | 75 | 34 | 31 | 0.74shortage |
| 8 | Brisbane Inner CityQLD | 85 | 101 | 129 | 44 | 16 | 28 | 0.78shortage |
| 9 | Launceston and North EastTAS | 61 | 127 | 157 | 91 | 61 | 34 | 0.81tight |
| 10 | IllawarraNSW | 118 | 304 | 368 | 127 | 63 | 82 | 0.83tight |
Most oversupplied
Most places per participant: where vacancy is the risk.
| # | Region | Dwellings | Est. places | SDA need | Waiting | Unfilled | Pipeline | Places per participant |
|---|---|---|---|---|---|---|---|---|
| 1 | Melbourne - WestVIC | 775 | 1,663 | 811 | 187 | 1,039 | 505 | 2.05heavily oversupplied |
| 2 | Adelaide - NorthSA | 700 | 1,580 | 879 | 272 | 973 | 317 | 1.80oversupplied |
| 3 | TownsvilleQLD | 205 | 408 | 230 | 87 | 265 | 33 | 1.77oversupplied |
| 4 | Adelaide - WestSA | 271 | 554 | 315 | 116 | 355 | 124 | 1.76oversupplied |
| 5 | South Australia - South EastSA | 157 | 361 | 206 | 87 | 242 | 89 | 1.75oversupplied |
| 6 | Perth - South WestWA | 279 | 478 | 278 | 121 | 321 | 139 | 1.72oversupplied |
| 7 | BallaratVIC | 284 | 565 | 337 | 53 | 281 | 107 | 1.68oversupplied |
| 8 | Logan - BeaudesertQLD | 339 | 600 | 373 | 119 | 346 | 79 | 1.61oversupplied |
| 9 | Mackay - Isaac - WhitsundayQLD | 82 | 160 | 103 | 26 | 83 | 56 | 1.55oversupplied |
| 10 | North WestVIC | 140 | 418 | 272 | 40 | 186 | 52 | 1.54oversupplied |
Biggest pipelines
Unfinished new builds not yet enrolled, against the people waiting there.
| # | Region | Dwellings | Est. places | SDA need | Waiting | Unfilled | Pipeline | Places per participant |
|---|---|---|---|---|---|---|---|---|
| 1 | Melbourne - WestVIC | 775 | 1,663 | 811 | 187 | 1,039 | 505 | 2.05heavily oversupplied |
| 2 | Melbourne - South EastVIC | 585 | 1,345 | 940 | 258 | 663 | 346 | 1.43well supplied |
| 3 | Adelaide - NorthSA | 700 | 1,580 | 879 | 272 | 973 | 317 | 1.80oversupplied |
| 4 | Adelaide - SouthSA | 465 | 1,021 | 704 | 236 | 553 | 202 | 1.45well supplied |
| 5 | Perth - South EastWA | 375 | 701 | 482 | 231 | 450 | 179 | 1.45well supplied |
| 6 | Sydney - ParramattaNSW | 341 | 599 | 544 | 179 | 234 | 176 | 1.10balanced |
| 7 | Melbourne - North EastVIC | 409 | 1,069 | 778 | 165 | 456 | 175 | 1.37well supplied |
| 8 | Melbourne - InnerVIC | 307 | 478 | 390 | 122 | 210 | 152 | 1.23well supplied |
| 9 | GeelongVIC | 311 | 667 | 446 | 84 | 305 | 150 | 1.50well supplied |
| 10 | Sydney - BlacktownNSW | 210 | 522 | 471 | 165 | 216 | 145 | 1.11balanced |
State by state
| State | Dwellings | Est. places | SDA need | Waiting | Unfilled | Pipeline | Providers | SDA $m a year | Places per participant |
|---|---|---|---|---|---|---|---|---|---|
| Victoria VIC | 4,190 | 10,015 | 7,367 | 1,791 | 4,439 | 2,248 | 197 | 193 | 1.36well supplied |
| New South Wales NSW | 3,395 | 8,078 | 8,102 | 2,897 | 2,873 | 1,397 | 211 | 182 | 1.00tight |
| Queensland QLD | 2,978 | 5,507 | 4,566 | 1,710 | 2,651 | 1,030 | 119 | 160 | 1.21well supplied |
| South Australia SA | 1,873 | 4,058 | 2,557 | 888 | 2,389 | 879 | 90 | 65 | 1.59oversupplied |
| Western Australia WA | 1,254 | 2,292 | 1,881 | 1,024 | 1,435 | 657 | 72 | 59 | 1.22well supplied |
| Australian Capital Territory ACT | 213 | 444 | 354 | 140 | 230 | 65 | 9 | 8 | 1.25well supplied |
| Tasmania TAS | 183 | 353 | 516 | 369 | 206 | 149 | 17 | 9 | 0.68shortage |
| Northern Territory NT | 149 | 318 | 315 | 195 | 198 | 119 | 15 | 8 | 1.01balanced |
| Australia | 14,235 | 31,065 | 25,658 | 9,014 | 14,421 | 6,544 | 585 | 684 | 1.21well supplied |
Providers can be registered in more than one state, so the national count is not the sum of the states. SDA $m is the annualised SDA support committed in current plans.
Western Australia and Perth
Western Australia has 1,254 enrolled dwellings and an estimated 2,292 places for 1,881 participants with an SDA need, 1.22 places per participant: well supplied. 1,024 participants are waiting and 657 new builds are unfinished. 81% of WA stock is High Physical Support.
| Region | Dwellings | Est. places | SDA need | Waiting | Unfilled | Pipeline | Places per participant |
|---|---|---|---|---|---|---|---|
| Perth - InnerWA | 52 | 63 | 83 | 50 | 30 | 52 | 0.76shortage |
| Perth - North EastWA | 168 | 319 | 291 | 177 | 205 | 87 | 1.10balanced |
| Perth - North WestWA | 202 | 392 | 432 | 235 | 195 | 107 | 0.91tight |
| Perth - South EastWA | 375 | 701 | 482 | 231 | 450 | 179 | 1.45well supplied |
| Perth - South WestWA | 279 | 478 | 278 | 121 | 321 | 139 | 1.72oversupplied |
| BunburyWA | 43 | 87 | 84 | 53 | 56 | 26 | 1.04balanced |
| MandurahWA | 113 | 208 | 86 | 39 | 161 | 58 | 2.42heavily oversupplied |
| Western Australia - Outback (North)WA | 1 | 3 | 38 | 37 | 2 | 3 | 0.08severe shortage |
| Western Australia - Outback (South)WA | 15 | 32 | 66 | 45 | 11 | 2 | 0.48severe shortage |
| Western Australia - Wheat BeltWA | 6 | 9 | 41 | 36 | 4 | 4 | 0.22severe shortage |
Perth by SA3 region (20 regions)
| Region | Dwellings | Est. places | SDA need | Waiting | Unfilled | Places per participant |
|---|---|---|---|---|---|---|
| StirlingWA | 76 | 128 | 188 | 121 | 61 | 0.68shortage |
| WannerooWA | 79 | 186 | 145 | 80 | 121 | 1.28well supplied |
| SwanWA | 119 | 204 | 138 | 86 | 152 | 1.48well supplied |
| GosnellsWA | 104 | 175 | 131 | 60 | 104 | 1.34well supplied |
| Bayswater - BassendeanWA | 32 | 67 | 114 | 63 | 16 | 0.59shortage |
| CanningWA | 86 | 143 | 114 | 45 | 74 | 1.25well supplied |
| Belmont - Victoria ParkWA | 36 | 78 | 103 | 60 | 35 | 0.76shortage |
| JoondalupWA | 47 | 78 | 99 | 34 | 13 | 0.79shortage |
| RockinghamWA | 109 | 219 | 91 | 39 | 167 | 2.41heavily oversupplied |
| CockburnWA | 67 | 108 | 87 | 30 | 51 | 1.24well supplied |
| ArmadaleWA | 106 | 222 | 60 | 21 | 183 | 3.70heavily oversupplied |
| Perth CityWA | 45 | 50 | 60 | 32 | 22 | 0.83tight |
| MelvilleWA | 42 | 43 | 49 | 25 | 19 | 0.88tight |
| KalamundaWA | 16 | 36 | 47 | 23 | 12 | 0.77shortage |
| MundaringWA | 17 | 48 | 39 | 28 | 37 | 1.23well supplied |
| KwinanaWA | 51 | 98 | 30 | 14 | 82 | 3.27heavily oversupplied |
| Cottesloe - ClaremontWA | 7 | 13 | 23 | 18 | 8 | 0.57shortage |
| FremantleWA | 10 | 10 | 21 | 13 | 2 | 0.48severe shortage |
| South PerthWA | 9 | 9 | 20 | 16 | 5 | 0.45severe shortage |
| Serpentine - JarrahdaleWA | 18 | 38 | 7 | 6 | 37 | not rated |
A year of moves: WA by SA3, December 2024 to December 2025
From the NDIA’s SDA Report 2026 data tables. Across WA, participants living in SDA rose from 501 to 750 (+50%) while those waiting fell from 1,307 to 1,119: the new Perth stock is being filled.
| SA3 region | In SDA, Dec 2024 | In SDA, Dec 2025 | Waiting, Dec 2024 | Waiting, Dec 2025 |
|---|---|---|---|---|
| Stirling | 26 | 53 | 156 | 130 |
| Wanneroo | 39 | 53 | 91 | 85 |
| Swan | 24 | 42 | 97 | 93 |
| Gosnells | 47 | 61 | 81 | 73 |
| Bayswater, Bassendean | 29 | 46 | 92 | 71 |
| Belmont, Victoria Park | 26 | 49 | 95 | 61 |
| Canning | 34 | 58 | 57 | 45 |
| Joondalup | 40 | 59 | 47 | 38 |
| Rockingham | 19 | 44 | 65 | 47 |
| Cockburn | 36 | 47 | 42 | 36 |
| Mandurah | 35 | 40 | 44 | 43 |
| Bunbury | 14 | 26 | 51 | 37 |
| Armadale | 24 | 33 | 34 | 28 |
| Perth City | 18 | 27 | 39 | 33 |
| Melville | 10 | 23 | 42 | 29 |
| Kalamunda | 27 | 24 | 30 | 27 |
| Mundaring | 9 | 7 | 23 | 29 |
| Albany | 1 | 3 | 30 | 30 |
| Mid-West | 16 | 19 | 14 | 12 |
| Cottesloe, Claremont | 8 | 7 | 23 | 22 |
| Kimberley | 0 | 1 | 20 | 25 |
| Kwinana | 5 | 13 | 17 | 13 |
| Fremantle | 7 | 7 | 20 | 15 |
| Goldfields | 0 | 0 | 24 | 22 |
| Augusta, Margaret River, Busselton | 1 | 3 | 18 | 17 |
| South Perth | 3 | 2 | 16 | 17 |
| Serpentine, Jarrahdale | 0 | 1 | 7 | 9 |
| East Pilbara | 0 | 0 | 8 | 8 |
| Wheat Belt North | 3 | 1 | 6 | 7 |
| Esperance | 0 | 0 | 7 | 6 |
| Manjimup | 0 | 1 | 4 | 4 |
| West Pilbara | 0 | 0 | 6 | 5 |
| Gascoyne | 0 | 0 | 0 | 1 |
| Wheat Belt South | 0 | 0 | 1 | 1 |
How to use this data
- Check the pipeline before you build: in 21 SA4 regions the unfinished builds alone outnumber the participants waiting.
- Match the category to the decisions on the ground. Fully Accessible is 31% of demand and 4% of the pipeline.
- Zoom to SA3 to see which parts of a metro region carry the demand, not just the SA4 total.
- Vacancy risk lives in the teal regions: 11 SA4 regions already have 1.5 or more places per participant.
- Red regions are where a well-located, well-matched dwelling fills fastest; 13 rated regions sit under 0.8.
- Rent depends on the design category, building type and location: model it with the SDA Price Calculator.
- The map shows where SDA already exists and how contested it is, before you start calling providers.
- A teal region has unfilled places; whether one suits you depends on its design category and who lives there.
- 4,991 participants have no category recorded against their decision. Check yours in your plan.
All 88 SA4 regions
Every SA4 region in the NDIA's tables, tightest supply first.
Show the full table
| # | Region | Dwellings | Est. places | SDA need | Waiting | Unfilled | Pipeline | Places per participant |
|---|---|---|---|---|---|---|---|---|
| 1 | Western Australia - Outback (North)WA | 1 | 3 | 38 | 37 | 2 | 3 | 0.08severe shortage |
| 2 | Western Australia - Wheat BeltWA | 6 | 9 | 41 | 36 | 4 | 4 | 0.22severe shortage |
| 3 | Western Australia - Outback (South)WA | 15 | 32 | 66 | 45 | 11 | 2 | 0.48severe shortage |
| 4 | Northern Territory - OutbackNT | 28 | 63 | 128 | 102 | 37 | 19 | 0.49severe shortage |
| 5 | West and North WestTAS | 39 | 64 | 123 | 84 | 25 | 7 | 0.52shortage |
| 6 | Richmond - TweedNSW | 68 | 186 | 287 | 133 | 32 | 22 | 0.65shortage |
| 7 | Coffs Harbour - GraftonNSW | 29 | 99 | 152 | 75 | 22 | 20 | 0.65shortage |
| 8 | HobartTAS | 83 | 162 | 231 | 189 | 120 | 99 | 0.70shortage |
| 9 | Sydney - North Sydney and HornsbyNSW | 79 | 166 | 236 | 105 | 35 | 12 | 0.70shortage |
| 10 | Southern Highlands and ShoalhavenNSW | 37 | 119 | 160 | 75 | 34 | 31 | 0.74shortage |
| 11 | Sydney - Eastern SuburbsNSW | 17 | 68 | 91 | 46 | 23 | 3 | 0.75shortage |
| 12 | Perth - InnerWA | 52 | 63 | 83 | 50 | 30 | 52 | 0.76shortage |
| 13 | Brisbane Inner CityQLD | 85 | 101 | 129 | 44 | 16 | 28 | 0.78shortage |
| 14 | Launceston and North EastTAS | 61 | 127 | 157 | 91 | 61 | 34 | 0.81tight |
| 15 | IllawarraNSW | 118 | 304 | 368 | 127 | 63 | 82 | 0.83tight |
| 16 | Sydney - Inner WestNSW | 77 | 145 | 173 | 78 | 50 | 14 | 0.84tight |
| 17 | Hunter Valley exc NewcastleNSW | 85 | 238 | 271 | 117 | 84 | 83 | 0.88tight |
| 18 | Brisbane - WestQLD | 61 | 109 | 123 | 40 | 26 | 3 | 0.89tight |
| 19 | Mid North CoastNSW | 85 | 223 | 250 | 103 | 76 | 19 | 0.89tight |
| 20 | Gold CoastQLD | 297 | 452 | 506 | 189 | 135 | 101 | 0.89tight |
| 21 | Sydney - Inner South WestNSW | 167 | 418 | 465 | 199 | 152 | 58 | 0.90tight |
| 22 | Brisbane - SouthQLD | 119 | 210 | 232 | 102 | 80 | 55 | 0.91tight |
| 23 | Perth - North WestWA | 202 | 392 | 432 | 235 | 195 | 107 | 0.91tight |
| 24 | Sunshine CoastQLD | 156 | 286 | 315 | 123 | 94 | 54 | 0.91tight |
| 25 | Central QueenslandQLD | 86 | 171 | 180 | 85 | 76 | 86 | 0.95tight |
| 26 | Sydney - City and Inner SouthNSW | 56 | 135 | 141 | 69 | 63 | 17 | 0.96tight |
| 27 | Capital RegionNSW | 65 | 167 | 174 | 64 | 57 | 5 | 0.96tight |
| 28 | Sydney - Outer South WestNSW | 125 | 281 | 287 | 125 | 119 | 71 | 0.98tight |
| 29 | Barossa - Yorke - Mid NorthSA | 20 | 59 | 60 | 35 | 34 | 23 | 0.98tight |
| 30 | RiverinaNSW | 66 | 180 | 183 | 70 | 67 | 28 | 0.98tight |
| 31 | Sydney - RydeNSW | 151 | 333 | 334 | 66 | 65 | 22 | 1.00tight |
| 32 | Brisbane - NorthQLD | 115 | 213 | 212 | 87 | 88 | 74 | 1.00balanced |
| 33 | Sydney - South WestNSW | 208 | 407 | 405 | 198 | 200 | 122 | 1.00balanced |
| 34 | SheppartonVIC | 72 | 198 | 197 | 75 | 76 | 33 | 1.01balanced |
| 35 | Newcastle and Lake MacquarieNSW | 241 | 570 | 566 | 160 | 164 | 79 | 1.01balanced |
| 36 | BendigoVIC | 91 | 215 | 213 | 67 | 69 | 95 | 1.01balanced |
| 37 | Sydney - Northern BeachesNSW | 81 | 256 | 251 | 67 | 72 | 28 | 1.02balanced |
| 38 | Central CoastNSW | 196 | 450 | 441 | 144 | 153 | 86 | 1.02balanced |
| 39 | BunburyWA | 43 | 87 | 84 | 53 | 56 | 26 | 1.04balanced |
| 40 | Melbourne - Outer EastVIC | 211 | 679 | 650 | 160 | 189 | 107 | 1.04balanced |
| 41 | Darling Downs - MaranoaQLD | 28 | 64 | 61 | 30 | 33 | 7 | 1.05balanced |
| 42 | Warrnambool and South WestVIC | 88 | 259 | 243 | 52 | 68 | 48 | 1.07balanced |
| 43 | South Australia - OutbackSA | 27 | 57 | 53 | 37 | 41 | 26 | 1.08balanced |
| 44 | Melbourne - Inner EastVIC | 149 | 469 | 436 | 85 | 118 | 85 | 1.08balanced |
| 45 | Sydney - SutherlandNSW | 120 | 289 | 264 | 74 | 99 | 19 | 1.09balanced |
| 46 | Perth - North EastWA | 168 | 319 | 291 | 177 | 205 | 87 | 1.10balanced |
| 47 | HumeVIC | 71 | 201 | 183 | 50 | 68 | 11 | 1.10balanced |
| 48 | Sydney - ParramattaNSW | 341 | 599 | 544 | 179 | 234 | 176 | 1.10balanced |
| 49 | Sydney - BlacktownNSW | 210 | 522 | 471 | 165 | 216 | 145 | 1.11balanced |
| 50 | Sydney - Baulkham Hills and HawkesburyNSW | 90 | 289 | 258 | 49 | 80 | 24 | 1.12balanced |
| 51 | Central WestNSW | 112 | 337 | 289 | 100 | 148 | 29 | 1.17balanced |
| 52 | Latrobe - GippslandVIC | 139 | 346 | 296 | 99 | 149 | 70 | 1.17balanced |
| 53 | New England and North WestNSW | 68 | 193 | 165 | 56 | 84 | 41 | 1.17balanced |
| 54 | Mornington PeninsulaVIC | 170 | 438 | 367 | 92 | 163 | 95 | 1.19balanced |
| 55 | Far West and OranaNSW | 78 | 200 | 167 | 58 | 91 | 27 | 1.20balanced |
| 56 | Moreton Bay - NorthQLD | 220 | 458 | 377 | 122 | 203 | 73 | 1.21well supplied |
| 57 | Melbourne - InnerVIC | 307 | 478 | 390 | 122 | 210 | 152 | 1.23well supplied |
| 58 | MurrayNSW | 102 | 233 | 190 | 58 | 101 | 24 | 1.23well supplied |
| 59 | Melbourne - Inner SouthVIC | 239 | 596 | 484 | 92 | 204 | 144 | 1.23well supplied |
| 60 | Adelaide - Central and HillsSA | 233 | 426 | 340 | 105 | 191 | 98 | 1.25well supplied |
| 61 | Australian Capital TerritoryACT | 213 | 444 | 354 | 140 | 230 | 65 | 1.25well supplied |
| 62 | Melbourne - North WestVIC | 149 | 409 | 324 | 110 | 195 | 73 | 1.26well supplied |
| 63 | CairnsQLD | 162 | 288 | 227 | 90 | 151 | 81 | 1.27well supplied |
| 64 | Sydney - Outer West and Blue MountainsNSW | 323 | 671 | 519 | 137 | 289 | 110 | 1.29well supplied |
| 65 | ToowoombaQLD | 177 | 363 | 278 | 101 | 186 | 50 | 1.31well supplied |
| 66 | IpswichQLD | 322 | 639 | 488 | 211 | 362 | 84 | 1.31well supplied |
| 67 | Brisbane - EastQLD | 175 | 305 | 231 | 80 | 154 | 82 | 1.32well supplied |
| 68 | Moreton Bay - SouthQLD | 109 | 187 | 139 | 47 | 95 | 14 | 1.35well supplied |
| 69 | DarwinNT | 121 | 255 | 187 | 93 | 161 | 100 | 1.36well supplied |
| 70 | Melbourne - North EastVIC | 409 | 1,069 | 778 | 165 | 456 | 175 | 1.37well supplied |
| 71 | Melbourne - South EastVIC | 585 | 1,345 | 940 | 258 | 663 | 346 | 1.43well supplied |
| 72 | Wide BayQLD | 240 | 493 | 343 | 108 | 258 | 70 | 1.44well supplied |
| 73 | Adelaide - SouthSA | 465 | 1,021 | 704 | 236 | 553 | 202 | 1.45well supplied |
| 74 | Perth - South EastWA | 375 | 701 | 482 | 231 | 450 | 179 | 1.45well supplied |
| 75 | GeelongVIC | 311 | 667 | 446 | 84 | 305 | 150 | 1.50well supplied |
| 76 | North WestVIC | 140 | 418 | 272 | 40 | 186 | 52 | 1.54oversupplied |
| 77 | Mackay - Isaac - WhitsundayQLD | 82 | 160 | 103 | 26 | 83 | 56 | 1.55oversupplied |
| 78 | Logan - BeaudesertQLD | 339 | 600 | 373 | 119 | 346 | 79 | 1.61oversupplied |
| 79 | BallaratVIC | 284 | 565 | 337 | 53 | 281 | 107 | 1.68oversupplied |
| 80 | Perth - South WestWA | 279 | 478 | 278 | 121 | 321 | 139 | 1.72oversupplied |
| 81 | South Australia - South EastSA | 157 | 361 | 206 | 87 | 242 | 89 | 1.75oversupplied |
| 82 | Adelaide - WestSA | 271 | 554 | 315 | 116 | 355 | 124 | 1.76oversupplied |
| 83 | TownsvilleQLD | 205 | 408 | 230 | 87 | 265 | 33 | 1.77oversupplied |
| 84 | Adelaide - NorthSA | 700 | 1,580 | 879 | 272 | 973 | 317 | 1.80oversupplied |
| 85 | Melbourne - WestVIC | 775 | 1,663 | 811 | 187 | 1,039 | 505 | 2.05heavily oversupplied |
| 86 | MandurahWA | 113 | 208 | 86 | 39 | 161 | 58 | 2.42heavily oversupplied |
| 87 | Queensland - OutbackQLD | 0 | 0 | 19 | 19 | 0 | 0 | not rated |
| 88 | South EastTAS | 0 | 0 | 5 | 5 | 0 | 9 | not rated |
Where the numbers come from
Source. NDIS Quarterly Report, Supplement P: Specialist Disability Accommodation, FY2025-26 Q4, as at 30 June 2026, published by the National Disability Insurance Agency. Enrolled dwellings exclude in-kind arrangements. Participants are counted in the region they live in now, not where they would move to. The trends use every quarterly workbook from FY2023-24 Q1 on. From December 2023 to June 2024 the NDIA reported “SDA funding in use”, “not in use” and “additional participants eligible”; its own restated national series shows those are the same counts as today’s “in use” and “eligible, not yet using”, so they are joined. September 2023 counted participants from the legacy CRM and is not comparable, so only its dwellings are used. NDIA SDA data
Places. The NDIA publishes dwellings by maximum residents (1, 2, 3, 4, 5, 6+). Places = dwellings × maximum residents, counting 6+ as 6, so Legacy stock is included at the floor of its capacity. A place in a High Physical Support apartment is not a place for a participant with a Robust decision, so the category layers matter as much as the totals.
Supply vs demand. Places ÷ participants with an SDA need (SDA in use plus SDA eligible not yet using). Regions with fewer than 20 such participants are not rated; rankings require 100. “Unfilled places” is places minus participants with SDA in use.
Boundaries. ABS Australian Statistical Geography Standard (ASGS) Edition 2016, SA3 and SA4, the edition the NDIA reports on. Other Territories are not mapped.
The NDIA’s own definitions
- Existing: Dwellings built before 1 April 2016 that were used as disability related supported accommodation under a previous State, Territory or Commonwealth scheme. Existing dwellings must substantially comply with the requirements of a new build, and must meet the maximum resident requirement (5 residents or less).
- Legacy: Existing dwellings that do not meet the maximum resident requirement of 5 residents or less. Over time, the NDIA will stop making SDA payments towards Legacy dwellings.
- New Build: An SDA dwelling that was built (has a certificate of occupancy dated) after 1 April 2016 and meets all of the requirements under the SDA Rules and NDIS Price Guide.
- New Build (refurbished): A dwelling that was built before 1 April 2016 but has been significantly refurbished since and now meets all of the requirements for a new build in the SDA Rules and NDIS Price Guide. In order to qualify for as a New Build (refurbished) providers must spend a minimum amount. These minimum amounts are specified per dwelling type in the SDA Price Guide.
Where the eligible SDA decision design category is "Missing", structured data on the SDA eligible decision design category is unable to be extracted from the H&L application in PACE or the legacy CRM system.
Questions people ask about SDA supply and demand
How many SDA dwellings are there in Australia?
As at 30 June 2026 the NDIA counted 14,235 enrolled SDA dwellings, excluding in-kind stock. 10,242 are New Builds, 172 New Build (refurbished), 3,670 Existing and 151 Legacy. Together they offer an estimated 31,065 resident places. In Jun 2023 there were 7,925 enrolled dwellings, so stock has grown 80% in 12 quarters.
How many NDIS participants are waiting for SDA?
9,014 participants were SDA eligible but not yet living in SDA as at 30 June 2026, down from 9,853 in Jun 2023. Another 16,644 were already living in SDA, so 25,658 participants had an SDA need in total. Waiting does not mean a vacancy exists nearby: the map on this page shows where the waiting participants and the dwellings actually are.
Where is SDA demand highest relative to supply?
Among SA4 regions with at least 100 participants with an SDA need, the tightest markets are Northern Territory - Outback (NT, 0.49 places per participant), West and North West (TAS, 0.52 places per participant), Richmond - Tweed (NSW, 0.65 places per participant), Coffs Harbour - Grafton (NSW, 0.65 places per participant), Hobart (TAS, 0.70 places per participant). Every region under 1.0 could not house everyone who is eligible even if every place were filled.
Is SDA oversupplied?
In parts of the country, yes. Nationally there are 1.21 estimated places per participant with an SDA need and 14,421 places not accounted for by a participant living in SDA, against 9,014 waiting. 11 SA4 regions already have 1.5 or more places per participant, led by Melbourne - West, Adelaide - North, Townsville. The mismatch is also about design category: High Physical Support is 58% of comparable stock but 25% of participant demand.
How many SDA dwellings are in the pipeline?
6,544 new-build SDA dwellings were unfinished and not yet enrolled as at 30 June 2026. 66% of the pipeline is High Physical Support and only 4% is Fully Accessible, even though Fully Accessible is 31% of demand. The largest pipelines are in Melbourne - West, Melbourne - South East, Adelaide - North.
Which SDA build type do most participants need?
A 3 resident house. In the NDIA's SDA Report 2026 (as at 31 December 2025), 11,612 participants had a 3 resident house recorded in their Home and Living decision, 57% of everyone with a build type recorded, and 5,092 of them were not yet living in SDA. The next most common was a 2 resident house (2,991). The decision sets the budget, not the address: a participant can choose a different build type if it fits within their plan.
Is SDA demand tracking the NDIA's projections?
Nationally, yes. The 2023 SDA Pricing Review projected 22,873 participants with an SDA need in June 2022, 27,022 by 2027 and 36,684 by 2042. The NDIA counted 25,502 in December 2025, 1.1% below a straight line between the 2022 and 2027 projections. By state it varies: Queensland is +11% against that line and Western Australia −11%. Fully Accessible demand (6,215) has already passed the 5,983 projected for 2032.
How often is this page updated?
Every quarter, when the NDIA publishes the SDA supplement to its quarterly report. The current figures are FY2025-26 Q4, as at 30 June 2026. The page carries every quarter from FY2023-24 Q1 to FY2025-26 Q4 (11 in all), so each state shows its own trend.
What is the difference between enrolled dwellings and places?
An enrolled dwelling is one house, apartment or villa the NDIA has enrolled for SDA. A place is a resident it can house. The NDIA publishes each dwelling's maximum residents, from one to six or more, so this page multiplies dwellings by their maximum residents (counting six or more as six) to estimate places. That is why 14,235 dwellings give about 31,065 places.
Building, buying or managing SDA in Western Australia?
Innogreen manages SDA homes across Perth and fits the smart home technology High Physical Support residents rely on. Bring the region you are looking at and we will tell you what we see on the ground.