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.
How we make tenanting more than a promise.
Everyone in this market says their homes are tenanted. Very few can show you why. We can, because two things happen before a slab goes down, not one.
First, the data
We model real participant demand for a location before we commit to it, so a home gets built where the people who need it actually are, not where the land happened to be cheap. Most operators run on relationships alone. We start with the numbers, then add the relationships on top.
None of that is a guarantee, and we won't pretend otherwise. But it is the difference between a home built on a forecast and a home built on a brochure.
Second, the commitments
By the time you hold a share, the home already has:
- Demand for the location modelled and vetted with our own data, before we build
- The participant and SIL provider involved in approving the location and the design
- Commitment letters in place before construction starts
- Backup SIL providers lined up, so the home isn't resting on a single relationship
- A dedicated tenanting consultant whose job, and pay, is keeping the home full
Built to stay full, not to flip.
SDA funding follows the person, not the building, and it lands in homes built to suit them. In most of our homes the tenant has little reason to leave, so we call them forever homes: participants tend to stay for years, the rent is long-term and steady rather than speculative, and most co-owners are happy to simply hold and collect.
A well-placed SDA home can earn several times what the same property would as a standard rental, which is where the up to 11.5% a year* figure comes from. We quote it as "up to" on purpose. In a noisy market, the calm number is the honest one.
Long-term property can quietly turn into buy, set and forget. Any market can shift: build enough of one design in one region and supply slowly catches up with demand, and the owner who isn't watching is the last to feel it.
So we don't set and forget. We monitor the supply and demand data on your region for as long as you hold, and flag oversupply early. You hold for the steady income while it pays, and keep the option to sell near the peak, on a fully stabilised rent, if the data says it is time.
We don't stop watching once you're tenanted.
Most operators stop paying attention the day a home is tenanted. We don't. We keep reading the local market for as long as you hold, so if supply starts catching up to demand, you hear about it early enough to act. That is how you sell near the peak, on full rent, rather than after the cycle has already turned.
Time to buy?
It's a buy signal when demand rises faster than supply can meet it, or when supply stalls while demand keeps climbing past what's available. Those trends tell us when to act.
Time to sell?
We keep tracking every key SDA indicator long after a home is tenanted, so we can see a local market peaking before others do: demand still high, but new builds catching up and the demand-to-supply ratio starting to fall. We move while everyone else is still hoping.
Co-own the asset. Skip the mortgage.
Most SDA offers sell you a whole building and a seven-figure loan. FracHaus sells you a share of the right building, on title, with the debt sitting where it belongs.
A share on title
Your 7% is registered on the property's title as a tenant in common. Direct ownership of real property, not a unit in a managed fund and not a financial product.
No mortgage in your name
The directors carry the construction and bank debt. You hold your share without a loan, and without the bank on your back.
Skin in the game
The directors co-invest in every deal, so we only back homes we would own ourselves. We usually do.
A way out, not just in
We are building SDA Marketplace, a secondary market where co-owners can sell a share to the next investor. Liquidity has always been property's missing piece. We are closing it.
One home. Many owners. One title.
Four steps to a share on title.
No surprises, and nothing you sign before you have read the terms in full.
Request access
Tell us a little about you and we send the current offer pack: addresses, design category, build status, feasibility and full terms.
Pick your home and share
Choose the home and the 7% share you want. The directors confirm their co-investment in the same deal.
Go on title
Your share is registered on the property title as a tenant in common. Direct ownership, in your name.
Earn your share of the rent
Once the home is tenanted, government-supported rent flows to owners in proportion to their share. Earn up to 11.5% p.a.*
Three short videos before you commit a dollar.
The quickest way to understand FracHaus, the process, and the agreement you would be signing.
How it works
TIC co-ownership, our location data, and the points of difference that actually matter.
How to invest
The process end to end, and what to expect at each step from enquiry to settlement.
Understanding the contract
A plain-English walkthrough of the co-ownership agreement, so nothing in it is a surprise.
Buying in, or selling out. See both.
A FracHaus share earns government-supported income while you hold it, and through SDA Marketplace (our secondary market, in development) it can be sold to the next investor when you are ready. Move the sliders to see how each side could look. The figures are illustrative, not a forecast.
Lower yields mean buyers pay more for the same income. As SDA demand firms and the marketplace matures, that is the direction we would expect.
Illustrative only. Resale on SDA Marketplace is in development and subject to the co-ownership agreement. Figures are not a forecast, valuation, or guarantee. See the disclaimer below.
Pressure-test the rent on any SDA home.
The scenario tool above shows what a FracHaus share could do. Our free SDA Returns Calculator does the other half: it turns the current NDIS price limits into an annual rent and gross yield for a real home, by design category, building type and location.
It is the same pricing logic we run on every home we list, so you can check the numbers yourself before you commit a dollar. No brochure maths, just the official figures.
- Built on the current NDIS Pricing Arrangements for SDA
- Adjusts for design category, building type and location
- Turns a price limit into an annual rent and yield in seconds
The piece property always missed: a way out.
Direct property is hard to sell in slices, which is why most fractional offers quietly trap your money. We are building SDA Marketplace so a FracHaus share can change hands, co-owner to co-owner, without selling the whole house.
Request early access →Buy a share, not a building
Take a 7% slice of one home instead of a seven-figure mortgage on the whole thing.
Income while you hold
Government-supported NDIS rent, paid to owners in proportion to their share.
Sell when you are ready
List your share on SDA Marketplace for the next investor, subject to the co-ownership agreement.
Priced on yield, not mood
A share's resale value tracks the income it earns and the yield a buyer will accept, not the residential property cycle.
Live SDA offers, scored before they're sold.
Every home in our pipeline starts as a location decision, not a sales pitch. Request the offer pack for addresses, design categories, build status and full terms.
Open · TIC · 7% min"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.
Sold out · 100% subscribed"Mr Whitlam"
A 2-suite High Physical Support home in a coastal regional service centre. Recently fully subscribed by 7 TIC co-owners.
JV · By invitationJV Opportunity
Direct co-development for capital partners, land-holders or experienced investors. Structure tailored to suit.
The thinking behind the offer.
FracHaus rests on one thing: knowing exactly where to build. Start here.
Why location is everything in SDA.
The demand-to-supply ratio behind every home we back, and why the highest headline demand is not always the best place to invest.
The federal budget just strengthened the SDA thesis.
The 2026 to 27 budget refocuses the NDIS on the exact cohort SDA was built for. What that means for investors paying attention to the detail.
How to invest in SDA without buying a building.
Full ownership, Tenants in Common, and joint ventures compared on capital, control, return and risk, in plain English.
FracHaus, answered.
What exactly do I own?
A 7% share of one specific SDA home, registered on that property's title as a tenant in common. It is direct ownership of real property in your name, not a unit in a fund and not a financial product.
How much is a share?
Each co-owner takes a 7% share, so seven co-owners hold 49% between them and the directors co-invest the remaining 51%. The dollar figure depends on the value of the specific home, so it is set per offer. Request the offer pack for the exact number on a given property.
Are my funds pooled with other investors?
No. There is no pooling. Your money buys your own 7% share of one identified home, registered in your name. You are not buying into a fund that spreads money across many assets.
Who carries the bank debt?
The directors of SDA Data carry the construction and bank debt, not the co-owners. You contribute your share and hold it on title without a mortgage in your name.
What return can I expect?
On a fully tenanted, NDIS-compliant home you can earn up to 11.5% p.a.* gross rental return, in proportion to your share. SDA rent is government-supported, not government-guaranteed, and the figure is illustrative rather than a forecast.
Can I sell my share later?
Yes, subject to the co-ownership agreement. Because your share is real property on title it can be transferred, and we are building SDA Marketplace to make selling a share to the next investor straightforward.
Can I hold a share through my SMSF?
In many cases yes. SDA co-ownership can suit an SMSF, but it has to fit your fund's deed and the relevant rules. We will point you to the right specialists, and you should always seek your own independent advice first.
What happens if there is no tenant?
SDA income follows the participant, not the dwelling, so an empty home earns no rent. That is precisely why we start every decision with location data, verify demand with providers on the ground, and keep clear exit options open. It is the whole point of the research.
Request access to the current offers.
Tell us a little about you and we send the live offer pack: addresses, design category, build status, feasibility and full terms. No obligation, and no hard sell.
- Open TIC offers and the 7% share price on each
- Feasibility, location data and full co-ownership terms
- First look at SDA Marketplace as it opens
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.
Made with
in Australia
SDA Data uses proprietary supply and demand data to identify the country's most in demand locations for specialist disability accommodation (SDA). Lenders, investors and SDA providers rely on our data and expertise. We put that same research to work building SDA homes, and through FracHaus we open (tenants in common) direct co-ownership of those homes to everyday investors.
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