So you've decided you want to acquire an SDA or NDIS property with all the upside benefits of long term tenancy with market beating rental yields. You've consulted SDA Help for location and market data insights from our experts and now you either want to build your own NDIS property or you are considering acquiring one.
Choosing the right block of land for Specialist Disability Accommodation (SDA) housing is a critical decision that affects not only the construction process but also the quality of life for the residents...and your investment returns.
The following key factors should be considered to ensure that the chosen block meets all necessary requirements and provides a suitable living environment for participants.
General Requirements for SDA Housing
Let's examine some of the general factors to consider before we delve into those factors that are more specific to the SDA participant (you're prospective tenant) and their carer providers. After all, it's not just the participant you need to impress; their carers are a vital part of their life and will also spend a lot of time in your SDA home.
Factor | Description |
|---|---|
Flat Block | Ideally, the block should be flat from the front boundary. The best block falls up to 400mm from front to back. It is essential that there are no steps leading to the front door or carpark. The back of the block can have variations in elevation as long as these conditions are met. |
Fire Safety | While not specific to SDA, fire safety is crucial. Ensure that the block allows for safe and quick evacuation, as concerns from Supported Independent Living (SIL) providers regarding fire safety can create resistance. |
Flood Risk | The block must be at least 300mm above the flood line to prevent excessive fill and slope, which can complicate construction and safety. |
Setbacks | Consider the proportions of the house and ensure a minimum setback of 1.5 meters on each side and 6 meters at the front. |
Participant Considerations
When selecting a block for SDA housing, it's essential to consider the perspective of the participants. Here are the key questions to address:
1. Proximity to Friends and Family: How close is the house to friends and family? Proximity to a support network can significantly enhance the quality of life for participants.
2. Demographics: The older the demographic and the more “working class” the residents, the greater the need for SDA housing.
3. Access to Amenities: Participants are likely to be on a tight budget, often relying on a pension. Therefore, it's crucial to consider:
- How close is the block to public transport?
- Is there a hospital nearby?
- Are grocery stores, shopping centres, parks, beaches, and recreational facilities easily accessible?
- Does the property offer a pleasant outlook?
4. Street Characteristics:
- How quiet is the street?
- Is there a concrete footpath?
- Is the street flat or hilly?
5. Accessibility: Ensure the property is easily accessible by ambulance, which often rules out battle-axe blocks.
Care Provider Considerations
Care providers play a vital role in the daily lives of SDA residents. Here are the key factors from their perspective:
1. Parking: Is there plenty of parking available for staff and visitors?
2. Safety and Lighting: Is the area well-lit and does it feel safe?
3. Proximity to Amenities for Carers:
- How close is the block to a coffee shop?
- Is public transport easily accessible?
- Are there nearby grocery stores like Woolies or Coles for shopping before or after shifts?
- Is there somewhere nearby where the carer can easily take the participant for outings?
Overall Demand and Supply
Understanding the demand and supply for SDA housing is crucial. This requires regular consultation with stakeholders to consider:
- NDIS published figures.
- Recent property sales.
- The specific category of SDA.
- The confidence of SDA housing providers in filling the house.
These factors are dynamic and need to be reviewed regularly.
Specific Requirements for Robust Blocks
Robust blocks have unique requirements due to the need to manage noise and potential 'neighbourhood fatigue.' Key considerations include:
- Noise Management: It is crucial to minimize noise both from the participant and the surroundings. This includes avoiding proximity to railway lines, busy roads, schools, parks, and factories.
- Block Size: Larger blocks can help manage noise impact more effectively, although noise suppression measures can also be used for smaller blocks, potentially at an additional cost.
EXPERT THOUGHT!
Overcoming N.I.M.B.Y. (Not In My Back Yard) Attitudes
Developers and local communities may present additional barriers to SDA housing. To minimise resistance, consider:
- In-fill blocks that are out of large estates, where there may be less opposition.
By carefully considering these factors, you can ensure that the chosen block for SDA housing meets all necessary requirements and provides a safe, comfortable, and supportive environment for participants.
Key Takeaways: 13 Factors to Check Off Your List
I've created a small checklist for you to ensure you at the minimum consider all the factors I have introduced in this article. I have worked with many investors and builders and the results of their investments have always been tied back to the quality of the location and the block they choose to build their SDA home.
Let me know your thoughts or questions in the comments below. If there is anything I can do to assist you in finding your next SDA home then please reach out.
