SDA QLD Demand Report
Queensland
8 qualifying SA3 regions — where unhoused participants exceed total vacant rooms
Data current to 31 March 2026 · NDIA Supplement P Q3 2025–26 · publicproperty.com.au
Queensland overview
8
Qualifying SA3s
4,490
Funded participants
1,812
Not yet housed
2,790
Enrolled dwellings
1,663
Pipeline (SA4s)
SA4 Region
Ipswich
1 qualifying SA3 · sole — all pipeline lands here
Pipeline mix — HPS 77 · FA 5 · IL 16 · Robust 73 | 29 apt · 97 house · 50 villa · 1 GH
1
Forest Lake - Oxley
Ipswich SA4
Forest Lake 4078 · Oxley 4075 · Inala 4077 · Darra 4076 · Richlands 4077
Participants P.17 · P.15
78
Funded, not yet housed
20
participants in group/legacy homes
136
Total funded participants
Demand vs supply by design category P.18 · P.14
Rooms estimated: dwellings × 1.8 avg rooms/dwelling. Basic/Legacy has no participant need.
Green (+) = undersupplied — more people than rooms — opportunity. Red (−) = oversupplied — more rooms than people — caution.
What housing exists right now P.15
New vs older housing P.13 · P.15
24
New build dwellings (post-2016, NDIS compliant)
5
Legacy/group home dwellings
20 participants in group/legacy homes
NDIA payment SDA Pricing 2025–26 v2.0
0.84x
Location factor
$65,055
HPS per participant/yr
$195,165
HPS per dwelling (3 res)/yr*
The formula
Funded, not yet housed78
Total rooms (all dwellings)88
Currently housed− 58
Vacant rooms30
Source: P.17, P.15
Shortage / Surplus
48
participants with
nowhere to go
nowhere to go
+20
participants in
group/legacy homes
group/legacy homes
SA4 Region
Brisbane - North
1 qualifying SA3 · sole — all pipeline lands here
Pipeline mix — HPS 52 · FA 1 · IL 10 · Robust 9 | 24 apt · 34 house · 19 villa · 0 GH
2
Chermside
Brisbane - North SA4
Chermside 4032 · Aspley 4034 · Geebung 4034 · Kedron 4031 · Wavell Heights 4012
Participants P.17 · P.15
31
Funded, not yet housed
0
participants in group/legacy homes
62
Total funded participants
Demand vs supply by design category P.18 · P.14
Rooms estimated: dwellings × 1.2 avg rooms/dwelling. Basic/Legacy has no participant need.
Green (+) = undersupplied — more people than rooms — opportunity. Red (−) = oversupplied — more rooms than people — caution.
What housing exists right now P.15
New vs older housing P.13 · P.15
33
New build dwellings (post-2016, NDIS compliant)
0
Legacy/group home dwellings
NDIA payment SDA Pricing 2025–26 v2.0
0.98x
Location factor
$73,702
HPS per participant/yr
$221,106
HPS per dwelling (3 res)/yr*
The formula
Funded, not yet housed31
Total rooms (all dwellings)41
Currently housed− 31
Vacant rooms10
Source: P.17, P.15
Shortage / Surplus
21
participants with
nowhere to go
nowhere to go
SA4 Region
Moreton Bay - North
1 qualifying SA3 · sole — all pipeline lands here
Pipeline mix — HPS 61 · FA 5 · IL 17 · Robust 20 | 2 apt · 55 house · 51 villa · 0 GH
3
Redcliffe
Moreton Bay - North SA4
Redcliffe 4020 · Margate 4019 · Clontarf 4019 · Scarborough 4020 · Kippa-Ring 4021
Participants P.17 · P.15
35
Funded, not yet housed
11
participants in group/legacy homes
89
Total funded participants
Demand vs supply by design category P.18 · P.14
Rooms estimated: dwellings × 2.1 avg rooms/dwelling. Basic/Legacy has no participant need.
Green (+) = undersupplied — more people than rooms — opportunity. Red (−) = oversupplied — more rooms than people — caution.
What housing exists right now P.15
New vs older housing P.13 · P.15
33
New build dwellings (post-2016, NDIS compliant)
3
Legacy/group home dwellings
11 participants in group/legacy homes
NDIA payment SDA Pricing 2025–26 v2.0
0.89x
Location factor
$68,143
HPS per participant/yr
$204,429
HPS per dwelling (3 res)/yr*
The formula
Funded, not yet housed35
Total rooms (all dwellings)72
Currently housed− 54
Vacant rooms18
Source: P.17, P.15
Shortage / Surplus
17
participants with
nowhere to go
nowhere to go
+11
participants in
group/legacy homes
group/legacy homes
SA4 Region
Central Queensland
1 qualifying SA3 · sole — all pipeline lands here
Pipeline mix — HPS 57 · FA 6 · IL 1 · Robust 25 | 18 apt · 24 house · 49 villa · 2 GH
4
Rockhampton
Central Queensland SA4
Rockhampton 4700 · North Rockhampton 4701 · Berserker 4701 · Gracemere 4702 · Yeppoon 4703
Participants P.17 · P.15
68
Funded, not yet housed
53
participants in group/legacy homes
144
Total funded participants
Demand vs supply by design category P.18 · P.14
Rooms estimated: dwellings × 2.2 avg rooms/dwelling. Basic/Legacy has no participant need.
Green (+) = undersupplied — more people than rooms — opportunity. Red (−) = oversupplied — more rooms than people — caution.
What housing exists right now P.15
New vs older housing P.13 · P.15
39
New build dwellings (post-2016, NDIS compliant)
14
Legacy/group home dwellings
53 participants in group/legacy homes
NDIA payment SDA Pricing 2025–26 v2.0
1.02x
Location factor
$76,173
HPS per participant/yr
$228,519
HPS per dwelling (3 res)/yr*
The formula
Funded, not yet housed68
Total rooms (all dwellings)128
Currently housed− 76
Vacant rooms52
Source: P.17, P.15
Shortage / Surplus
16
participants with
nowhere to go
nowhere to go
+53
participants in
group/legacy homes
group/legacy homes
SA4 Region
Sunshine Coast
1 qualifying SA3 · sole — all pipeline lands here
Pipeline mix — HPS 40 · FA 2 · IL 2 · Robust 7 | 12 apt · 21 house · 22 villa · 0 GH
5
Nambour
Sunshine Coast SA4
Nambour 4560 · Woombye 4559 · Palmwoods 4555 · Mapleton 4560 · Yandina 4561
Participants P.17 · P.15
30
Funded, not yet housed
19
participants in group/legacy homes
64
Total funded participants
Demand vs supply by design category P.18 · P.14
Rooms estimated: dwellings × 2.4 avg rooms/dwelling. Basic/Legacy has no participant need.
Green (+) = undersupplied — more people than rooms — opportunity. Red (−) = oversupplied — more rooms than people — caution.
What housing exists right now P.15
New vs older housing P.13 · P.15
11
New build dwellings (post-2016, NDIS compliant)
4
Legacy/group home dwellings
19 participants in group/legacy homes
NDIA payment SDA Pricing 2025–26 v2.0
0.86x
Location factor
$66,290
HPS per participant/yr
$198,870
HPS per dwelling (3 res)/yr*
The formula
Funded, not yet housed30
Total rooms (all dwellings)52
Currently housed− 34
Vacant rooms18
Source: P.17, P.15
Shortage / Surplus
12
participants with
nowhere to go
nowhere to go
+19
participants in
group/legacy homes
group/legacy homes
SA4 Region
Gold Coast
1 qualifying SA3 · sole — all pipeline lands here
Pipeline mix — HPS 84 · FA 0 · IL 4 · Robust 2 | 55 apt · 25 house · 15 villa · 0 GH
6
Southport
Gold Coast SA4
Southport 4215 · Labrador 4215 · Biggera Waters 4216 · Main Beach 4217 · Ashmore 4214
Participants P.17 · P.15
30
Funded, not yet housed
17
participants in group/legacy homes
84
Total funded participants
Demand vs supply by design category P.18 · P.14
Rooms estimated: dwellings × 1.4 avg rooms/dwelling. Basic/Legacy has no participant need.
Green (+) = undersupplied — more people than rooms — opportunity. Red (−) = oversupplied — more rooms than people — caution.
What housing exists right now P.15
New vs older housing P.13 · P.15
50
New build dwellings (post-2016, NDIS compliant)
5
Legacy/group home dwellings
17 participants in group/legacy homes
NDIA payment SDA Pricing 2025–26 v2.0
0.9x
Location factor
$68,761
HPS per participant/yr
$206,283
HPS per dwelling (3 res)/yr*
The formula
Funded, not yet housed30
Total rooms (all dwellings)73
Currently housed− 54
Vacant rooms19
Source: P.17, P.15
Shortage / Surplus
11
participants with
nowhere to go
nowhere to go
+17
participants in
group/legacy homes
group/legacy homes
SA4 Region
Brisbane Inner City
1 qualifying SA3 · sole — all pipeline lands here
Pipeline mix — HPS 46 · FA 0 · IL 4 · Robust 1 | 40 apt · 9 house · 4 villa · 0 GH
7
Brisbane Inner - North
Brisbane Inner City SA4
Kelvin Grove 4059 · Red Hill 4059 · Newmarket 4051 · Windsor 4030 · Wilston 4051
Participants P.17 · P.15
22
Funded, not yet housed
9
participants in group/legacy homes
62
Total funded participants
Demand vs supply by design category P.18 · P.14
Rooms estimated: dwellings × 1.3 avg rooms/dwelling. Basic/Legacy has no participant need.
Green (+) = undersupplied — more people than rooms — opportunity. Red (−) = oversupplied — more rooms than people — caution.
What housing exists right now P.15
New vs older housing P.13 · P.15
41
New build dwellings (post-2016, NDIS compliant)
2
Legacy/group home dwellings
9 participants in group/legacy homes
NDIA payment SDA Pricing 2025–26 v2.0
1.19x
Location factor
$86,673
HPS per participant/yr
$260,019
HPS per dwelling (3 res)/yr*
The formula
Funded, not yet housed22
Total rooms (all dwellings)57
Currently housed− 40
Vacant rooms17
Source: P.17, P.15
Shortage / Surplus
5
participants with
nowhere to go
nowhere to go
+9
participants in
group/legacy homes
group/legacy homes
SA4 Region
Brisbane - East
1 qualifying SA3 · sole — all pipeline lands here
Pipeline mix — HPS 72 · FA 2 · IL 13 · Robust 3 | 40 apt · 50 house · 15 villa · 0 GH
8
Capalaba
Brisbane - East SA4
Capalaba 4157 · Alexandra Hills 4161 · Cleveland 4163 · Thornlands 4164 · Birkdale 4159
Participants P.17 · P.15
29
Funded, not yet housed
9
participants in group/legacy homes
62
Total funded participants
Demand vs supply by design category P.18 · P.14
Rooms estimated: dwellings × 2.4 avg rooms/dwelling. Basic/Legacy has no participant need.
Green (+) = undersupplied — more people than rooms — opportunity. Red (−) = oversupplied — more rooms than people — caution.
What housing exists right now P.15
New vs older housing P.13 · P.15
19
New build dwellings (post-2016, NDIS compliant)
2
Legacy/group home dwellings
9 participants in group/legacy homes
NDIA payment SDA Pricing 2025–26 v2.0
0.92x
Location factor
$69,996
HPS per participant/yr
$209,988
HPS per dwelling (3 res)/yr*
The formula
Funded, not yet housed29
Total rooms (all dwellings)59
Currently housed− 33
Vacant rooms26
Source: P.17, P.15
Shortage / Surplus
3
participants with
nowhere to go
nowhere to go
+9
participants in
group/legacy homes
group/legacy homes
Note on SDA payment figures*
Maximum annual SDA payment under NDIA SDA Pricing Arrangements 2025–26. Assumes new-build, 3-resident HPS dwelling at full occupancy, with OOA, fire sprinklers, MRRC and location factor applied. Actual income depends on occupancy, participant plan funding, and provider agreement. This is the published price cap — not guaranteed income. An empty dwelling earns nothing.
Methodology
Shortage / Surplus = primary demand (P.17 "not yet housed") minus total vacant rooms (P.15 capacity minus P.17 housed). All dwelling types included.
Secondary demand = group home residents (4+ per dwelling). Shown separately — currently housed. Government intent is to defund legacy and group homes, but the NDIA has not published a transition timeline. Transition demand is context only, not confirmed near-term demand. Source: P.15.
Pipeline = SA4 context only, never subtracted. Source: P.8.
Qualifying: gap > 0, 50+ funded, 20+ unhoused. All data NDIA Supplement P Q3 2025–26.
Disclaimer
This report is generated from publicly available data published by the NDIA. All figures are indicative. Public Property Pty Ltd (ABN 21 656 016 830) accepts no liability for decisions made based on this report.
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