Types of SDA housing: apartments, villas, houses and group homes
By The Find My SDA Team · Updated 09 Aug 2026
Specialist Disability Accommodation comes in more than one shape. Two homes can both be SDA, and both built to the same design category, yet feel very different to live in because they are different building types. This guide explains the main types of SDA housing, how many people usually live in each, and how the building type shapes both your day-to-day life and your funding.
Building type is different from design category
It helps to keep two ideas apart. The design category, which is Improved Liveability, Fully Accessible, Robust or High Physical Support, describes how the home is built for your disability. The building type describes the shape of the dwelling itself, such as an apartment or a house. Your NDIS plan can name both.
The building type also affects funding, because the NDIS prices SDA partly on the type of dwelling and how many people it is designed for. You can read more in our guide on how SDA funding works.
Apartments
An SDA apartment is a self-contained unit, usually with its own entrance, kitchen and bathroom, in a building with other apartments. Some buildings mix SDA and ordinary apartments so residents live alongside the wider community.
Apartments suit people who want their own front door and a good degree of privacy, often with support that comes in as needed rather than staff on site around the clock.
Duplexes, villas and townhouses
These are self-contained homes that share a wall, or a small complex, with one or two others. A duplex is two homes joined together, while villas and townhouses are usually part of a small group of dwellings.
They offer a middle ground: your own home and privacy, with neighbours close by and, in some cases, shared support arranged nearby.
Houses
A stand-alone SDA house is a single dwelling, lived in by one resident or shared by a small number of housemates. Houses often suit people who want a garden, more space, or a quieter street.
Because a house can be built to any design category, you will find everything from an Improved Liveability home to a High Physical Support house with a ceiling hoist and provision for overnight support. Our guide on accessible home features explains what those features look like.
Group homes
A group home is a shared house where usually four to five residents each have their own bedroom, and often their own bathroom, and share the common living spaces. On-site support is common in group homes, which is why they suit people with higher or overnight support needs.
The support you receive in a group home, most often Supported Independent Living (SIL), is funded separately from the SDA building itself.
Which type is right for me?
There is no single best type. The right home depends on your design category, how much support you need and when, whether you want to live alone or with others, and what is available in the area you want. Our guide on how to choose an SDA provider walks through the questions worth asking.
The easiest way to see what these types look like in real life is to browse current vacancies. You can filter homes by suburb and category, and each listing shows the building type and how many people live there.
Common questions
What is the difference between an SDA house and a group home?
A house is a single dwelling that may be lived in alone or shared by a few housemates. A group home is specifically a shared house for around four to five residents, usually with on-site support. Both can be SDA.
How many people live in an SDA home?
It depends on the type. Apartments, villas and some houses are for a single resident, while group homes are usually shared by four to five people. Each vacancy lists the exact setup for that home.
Does the building type change my funding?
Yes. The NDIS prices SDA partly on the building type and the number of residents it is designed for, alongside the design category and location. See how SDA funding works for more.
This guide is general information only and is subject to change. It does not replace advice from your NDIS planner or support coordinator. The building type, design category and support arrangements for any particular home are confirmed on that home's enrolment, so always check the details of a specific vacancy.