What SDA pays
SDA is paid to the dwelling, not the person. A price limit is the base price for the building and design category, multiplied by a location factor that ranges from 0.81 to 1.99 across 89 regions — so the same house can be worth twice as much in one place as another.
Price limit calculator
Every figure below is parsed from the NDIS Pricing Arrangements for SDA 2026-27, valid from 01 July 2026. Nothing is transcribed by hand.
Base prices from Table 5 of the NDIS Pricing Arrangements for SDA 2026-27; location factors from the new build factor table.
Reasonable Rent Contribution
$516per fortnight, single · 20 March 2026 to 19 September 2026
Recommended maximum board
$564per fortnight, single · 20 March 2026 to 19 September 2026
Location factor range
0.81–1.99across 89 locations
What the scheme actually commits
Supplement P Tables P.2 and P.3 · 30 June 2026
Price limits are caps on what a dwelling can attract. This is what the NDIA has actually agreed to fund in participants' current plans — and how small a share of the scheme it is.
Committed to SDA
$684mannualised, across all current plans
Share of all committed supports
1.02%of $66.7bn committed in total
Committed to SIL, for comparison
$18.0bn27.0% of committed supports
SDA is roughly one per cent of what the NDIS commits. The support delivered inside those homes costs the scheme about 26 times more than the homes themselves.
| State | Committed to SDA | Share of its supports | Committed to SIL | Active SDA providers |
|---|---|---|---|---|
| VIC | $193m | 1.16% | $3.94bn | 197 |
| NSW | $182m | 0.92% | $5.70bn | 211 |
| QLD | $160m | 1.09% | $3.66bn | 119 |
| SA | $65m | 1.12% | $1.72bn | 90 |
| WA | $59m | 0.94% | $1.73bn | 72 |
| TAS | $8.6m | 0.53% | $541m | 17 |
| NT | $8.0m | 0.84% | $409m | 15 |
| ACT | $7.8m | 0.81% | $299m | 9 |
| Australia | $684m | 1.02% | $18.0bn | not summable |
Provider counts are per state and deliberately not totalled: a provider operating in three states appears in all three rows, so a national figure would overstate how many organisations are in this market. Victoria now commits more to SDA than New South Wales, despite having fewer participants.
Legacy stock prices
Legacy dwellings house six or more residents and the NDIA is progressively withdrawing SDA payments for them. Their price table is indexed by number of residents rather than by building type, so it has no location-factor column to multiply against — which is why legacy is not in the calculator above. Prices shown are per participant per year, without sprinklers.
| Residents | Basic | Improved Liveability | Improved Liveability + OOA | Fully Accessible | Fully Accessible + OOA | Robust | Robust + OOA | High Physical Support | High Physical Support + OOA |
|---|---|---|---|---|---|---|---|---|---|
| 6 | $4,585 | $4,763 | $5,284 | $9,183 | $9,734 | $11,977 | $12,640 | $18,729 | $19,486 |
| 7 | $3,448 | $3,616 | $4,102 | $7,728 | $8,240 | $10,327 | $10,941 | $16,607 | $17,311 |
| 8 | $2,525 | $2,679 | $3,136 | $6,541 | $7,020 | $8,979 | $9,558 | $14,876 | $15,536 |
| 9 | $1,761 | $1,911 | $2,339 | $5,561 | $6,018 | $7,870 | $8,418 | $13,448 | $14,074 |
| 10 | $1,127 | $1,269 | $1,682 | $4,748 | $5,181 | $6,950 | $7,467 | $12,264 | $12,860 |
Read this before using a number
A price limit is the maximum the NDIA will pay towards a dwelling. It is not a market rent, not a valuation, and not what any particular participant receives — that depends on their plan and their assessed design category.
This calculator reproduces the published arithmetic, but the NDIA Pricing Arrangements are the authority. Check them before relying on any figure for a real decision.