NDIS SDA granny flats in Frankston & the Peninsula.

Specialist Disability Accommodation isn’t a granny flat with grab rails. It’s a category of dwelling under the NDIS with strict design standards, certification requirements, and ongoing compliance obligations — and it pays an SDA tenancy supplement (the rental income stream) only if the build meets the standard exactly and is enrolled with the NDIA.

We’ve built SDA-category dwellings on the Mornington Peninsula for two common scenarios: (1) family member with disability who is or will be an NDIS participant, and (2) investor build where the property is rented through a registered SDA provider to a tenant participant.

The four SDA design categories.

• Improved Liveability: Step-free entry, level walk-in shower, wider doorways and corridors, reinforced bathroom walls for future grab rails. Suits participants with sensory impairments or intellectual disability. $300K–$400K.
• Fully Accessible: All Improved Liveability features PLUS continuous accessible path of travel, height-adjustable kitchen bench, fully accessible bathroom with roll-in shower. Suits wheelchair users. $380K–$480K.
• Robust: Improved Liveability features in a highly durable build — impact-resistant linings, secure access points, low-stim surfaces. Suits participants with behaviours of concern. $400K–$520K.
• High Physical Support: Fully Accessible plus structural reinforcement for ceiling hoist, emergency power, two-way communication, assistive technology infrastructure. Suits participants requiring 24/7 high-care support. $500K–$650K.

SDA-specific design we get right.

• Doorways: 850mm clear opening minimum (NCC AS 1428.1 compliant). Achieved with 920mm door + minimal frame.
• Corridors: 1,000mm clear minimum. 1,500mm preferred for two-wheelchair passage.
• Bathroom: 2,400mm × 2,400mm minimum clear space, roll-in shower with 1,500mm turning circle, reinforced wall behind toilet for backrest + grab rails.
• Kitchen: 1,200mm clear floor space in front of bench, induction cooktop (no flame hazard), front-loaded oven at accessible height.
• Bedroom: 1,500mm clear at side of bed minimum.
• Ceiling structure (HPS only): 200kg point load reinforcement on the slab-to-roof structural line for ceiling hoist installation.
• Emergency power: Battery backup for critical assistive tech (HPS).

SDA enrolment pathway.

A finished SDA-compliant build needs to be enrolled with the NDIA to attract SDA tenancy supplement. The enrolment requires: (a) certificate from an accredited SDA assessor that the build meets Design Standard 2.0, (b) legal owner’s declaration, (c) registration as an SDA provider OR a partnership with an existing registered SDA provider. The accredited assessor visit is $2K–$4K; the enrolment process is paperwork. We coordinate the assessor visit at handover so enrolment can start the day after completion.

Investment yield (for context).

The SDA tenancy supplement is set by the NDIA and varies by category, location zone, and dwelling type. For Frankston / Peninsula (zone 2), a 1-bedroom Improved Liveability dwelling attracts approximately $25K–$32K p.a. in SDA supplement. A High Physical Support 1-bedroom attracts $80K–$110K p.a. These are NDIA-set figures and change with each pricing review — we’ll give you current numbers at the consultation.