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Australia's SDA Data Authority

Residential property investing just got harder. This got easier.

A smarter way into SDA property investment: specialist disability accommodation that earns up to 11.5% per annum, with inflation-linked income and capital growth manufactured by the rent itself — not the residential property cycle. No mortgage. No market dependency.

Request the investor pack → How we're different
0%
Earn up to p.a.*
0%
Entry via TIC
2019
Tracking SDA since
Frachaus
Seven co-owners — 7% share each The directors — invested alongside you
The Opportunity

Does Australia need more specialist disability housing?

The gap between supply and demand isn't a forecast — it's already here, and it widens every year the Scheme refocuses on high-support participants.

Current supply
0
new compliant SDA rooms
Current demand
0
participants with SDA in their plan
Demand · 2032
0
projected participants
Demand · 2042
0
projected participants

Source: NDIA Pricing Review 2022–23 Demand Projections.

Who We Work With

Whether you bring capital, land, or curiosity — there's a way in.

SDA isn't a product you should be sold. It's a market you should be matched to. Here's how investors typically work with us.

i

The TIC co-investor

Has $50k–$200k earmarked for property exposure. Wants government-supported yield without a seven-figure mortgage. Often building a portfolio across multiple TIC shares over time.

ii

The JV money partner

Has $400k+ to deploy. Prefers a direct stake in a specific project. Often a self-managed super fund trustee, family office, or experienced property investor seeking concentration with conviction.

iii

The land-holder partner

Already owns a site our data flags as a strong SDA location. Brings the land, we bring the build, providers, location data and operating model. Structured as a development JV.

iv

The Done4U investor

Wants full ownership of an SDA home without doing the work. We identify the location, secure the site, manage the build, appoint the provider. You hold 100% of the asset.

Better Returns

Pinpoint the top SDA property investment locations.

Most SDA advisors sell a building. We treat SDA property investment as a location decision first — backed by data, verified by providers, structured for investors at any scale.

01

Data-Driven SDA Location Selection

We were founded to fix one problem: SDA lacks reliable supply-and-demand data. Our analytics fill that gap — and lenders, providers and investors rely on them.

02

Government-Supported Rental Yield

SDA rent is paid through the NDIS at price caps set by regulation and indexed annually — a fundamentally different rent source from open-market residential.

03

Manufactured Capital Growth

We buy at land cost, build to SDA specification, and the completed asset is valued against its NDIS-supported rental stream. Growth engineered through the build, not hoped for through the cycle.

04

Fractional Property Portfolio

Through Tenants in Common, take a 7% share in a single SDA home — and stack shares across regions, design categories and participant cohorts, without seven-figure exposure to any one asset.

★ Budget 2026–27

The federal budget just strengthened the SDA thesis.

The Albanese government has been explicit about the direction of the NDIS: the 2026–27 Federal Budget refocuses the Scheme on people with permanent and significant disability — the precise cohort SDA was designed to serve. For property investors paying attention to the detail rather than the headlines, that's a meaningful signal.

i

NDIS narrowed, not weakened

Reforms in this budget tighten eligibility, slow rapid cost growth and strengthen integrity. None of that touches the case for SDA — it concentrates the Scheme around the high-support participants who need SDA homes in the first place.

ii

SDA sits in the protected core

SDA is purpose-built housing for participants with extreme functional impairment or very high support needs — exactly the cohort the government has framed as the Scheme's original intent.

iii

Location matters more, not less

As the Scheme refocuses, the gap between SDA homes in the right locations and the wrong ones widens. Tenanted homes in undersupplied regions are well positioned. The opposite is also true — which is why we exist.

iv

Finance is harder. We help.

SDA-specific finance has tightened. Our fractional TIC pathway lowers the capital required to participate at all, and our JV pathway lets capital partners come in alongside us without taking on the whole project.

Our read: the reforms separate the wheat from the chaff in NDIS housing. The right SDA assets in the right locations are now exposed to a stronger, more focused, government-supported market. The wrong assets in the wrong locations are exposed to vacancy.
How co-ownership works

One home. Many owners. One title.

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Scroll to open the home ↓
Current Opportunities

Live SDA offers, scored before they're sold.

Every home in our pipeline starts as a location decision, not a sales pitch. Request the investor pack for addresses, design categories, build status and full terms.

Open · TIC · 7% min
High demand location

"Mrs Bennett"

A 3-suite High Physical Support home with On-site Overnight Assistance, in a location our data flags as high demand, low supply.

Earn up to 11.5% p.a.*
View property brochure →
Sold out · 100% subscribed
Port Macquarie · NSW

"Mr Whitlam"

A 2-suite High Physical Support home in a coastal regional service centre. Recently fully subscribed by 7 TIC co-owners.

Earned up to 11.3% p.a.*
View the case study →
JV · By invitation
Region · on request

JV Opportunity

Direct co-development for capital partners, land-holders or experienced investors. Structure tailored to suit.

Bespoke structure
Explore JV terms →
Investor Guides

The story behind the numbers.

Three pillar guides for property investors moving into SDA for the first time. Each links through to deeper analysis, case studies and current market data.

Pillar 01 · Foundations

What is SDA, really?

A plain-English guide to Specialist Disability Accommodation — how it works, who lives in it, who pays the rent, and why the federal government has just reconfirmed it as a priority for the next decade.

12 min readRead guide →
Pillar 02 · Investing

How to invest in SDA without buying a building.

Three structures for property investors: full ownership (Done4U), Tenants in Common (TIC), and bespoke joint ventures. What each looks like in capital, control, return and risk terms.

15 min readRead guide →
Pillar 03 · The Data

Why location is everything in SDA.

The 42% statistic that should worry every SDA investor — and the supply-and-demand methodology we use to avoid it. Includes our half-yearly state-by-state breakdown and the regions we're currently watching.

10 min readRead guide →
Browse all articles →
Meet the Directors

The people behind the data — invested alongside you.

SDA Data was founded by two directors with complementary skills across capital markets and SDA development. They put their own capital into every project they offer — and it's the directors, not the investors, who carry the bank debt.

✦ Directors co-invest in every deal ✦ Investors hold a share on title — not the bank debt
MF

Michael Fuller

RG146 Accredited · Securities & Managed Investment Schemes

Michael founded Boomscore™, an algorithmic residential property research platform with over 25,000 registered property investors and industry professionals since 2012. He has over 8 years of experience in capital raising and funds management, having previously managed approximately $25m in investor capital across residential property projects. His passion for big data and algorithmic decisioning stems from a former international corporate career advising major banks on anti-money-laundering regulatory obligations.

PB

Peter Balodis

B. Ec., M.B.A

Peter holds a Bachelor of Economics (Accounting) and an MBA, giving a strong foundation in financial and data analysis. Transitioning from accounting to development, he became an award-winning property developer, completing numerous serviced-apartment and townhouse complexes, including Macquarie Waters and Ki-Ea Apartments. He has since specialised for over six years in SDA development and market research, using data analysis to identify prime investment locations and guiding numerous investors into SDA properties from Cairns to Bunbury.

The Data Behind Every Decision

Going it alone? You'll still want the data the banks rely on.

No debt, a share on title, no need to buy a whole house, instant diversification — the reasons to invest alongside the directors are compelling. But all of it rests on one thing: our location data. It's how we know exactly where to build for full occupancy, and it's the same research the major SDA lenders look for before approving a mortgage.

Whether you invest with us or go it alone, the location decision is the investment. Don't make it without the numbers.

✦ Trusted by major SDA lenders before mortgage approval
SDA Location Report
$770 /report

SDA supply-and-demand analysis for a single SA3 region.

Buy a location report →
Get started

The location decision is the investment.

Everything you need to start in SDA property investment — open TIC offers, our latest demand data, the 2026–27 budget read, and how the JV pathway works.

Request investor pack → Book a 20-min call

Important: SDA Data provides market data and project management for Specialist Disability Accommodation. Information on this site is general in nature and does not constitute personal financial, legal or taxation advice. Returns cited are illustrative and depend on the specific property, location, design category, vacancy, costs and individual circumstances. The "up to 11.5% p.a." figure refers to gross rental return on a fully-tenanted, NDIS-compliant SDA home and is not a forecast or guarantee. SDA rent is paid through the NDIS and is government-supported, not government-guaranteed. A TIC share is direct ownership of real property on title — not a managed investment or financial product. Always seek independent advice before investing.

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