SDA Western Australia Demand Report

SDA WA Demand Report

Western Australia

6 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

Western Australia overview

Qualifying SA3s

1,869

Funded participants

1,119

Not yet housed

1,101

Enrolled dwellings

881

Pipeline (SA4s)

SA4 Region

Perth - North West

2 qualifying SA3s

280

Funded

168

Not yet housed

117

Dwellings

Vacant rooms

128

Pipeline

Pipeline mix — HPS 92 · FA 6 · IL 6 · Robust 24 | 22 apt · 69 house · 33 villa · 4 GH

Stirling

Perth - North West SA4

Stirling 6021 · Scarborough 6019 · Karrinyup 6018 · Balcatta 6021 · Nollamara 6061

Participants P.17 · P.15

130

Funded, not yet housed

participants in group/legacy homes

183

Total funded participants

Demand vs supply by design category P.18 · P.14

	People who need this	Rooms that exist	Shortage / Surplus Rooms
HPS	48	99	-51
FA	49	2	+47
IL	38	5	+33
Robust	16	8	+8
Basic/Legacy	—	0	—

Rooms estimated: dwellings × 1.6 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

Type	Dwellings	Rooms	Vacant
1-resident	40	40	22
2-resident	18	36	19
3-resident	9	27	15
4+ resident (group home)	3	12	6
Total	70	115	62

New vs older housing P.13 · P.15

New build dwellings (post-2016, NDIS compliant)

Legacy/group home dwellings

12 participants in group/legacy homes

NDIA payment SDA Pricing 2025–26 v2.0

0.99x

Location factor

$74,320

HPS per participant/yr

$222,960

HPS per dwelling (3 res)/yr^*

The formula

Funded, not yet housed130

Total rooms (all dwellings)115

Currently housed− 53

Vacant rooms62

Source: P.17, P.15

Shortage / Surplus

participants with
nowhere to go

+12

participants in
group/legacy homes

Joondalup

Perth - North West SA4

Joondalup 6027 · Currambine 6028 · Edgewater 6027 · Heathridge 6027 · Ocean Reef 6027

Participants P.17 · P.15

Funded, not yet housed

participants in group/legacy homes

Total funded participants

Demand vs supply by design category P.18 · P.14

	People who need this	Rooms that exist	Shortage / Surplus Rooms
HPS	35	60	-25
FA	31	2	+29
IL	18	13	+5
Robust	5	2	+3
Basic/Legacy	—	2	—

Rooms estimated: dwellings × 1.7 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

Type	Dwellings	Rooms	Vacant
1-resident	31	31	8
2-resident	6	12	3
3-resident	6	18	4
4+ resident (group home)	4	17	4
Total	47	78	19

New vs older housing P.13 · P.15

New build dwellings (post-2016, NDIS compliant)

Legacy/group home dwellings

17 participants in group/legacy homes

NDIA payment SDA Pricing 2025–26 v2.0

0.99x

Location factor

$74,320

HPS per participant/yr

$222,960

HPS per dwelling (3 res)/yr^*

The formula

Funded, not yet housed38

Total rooms (all dwellings)78

Currently housed− 59

Vacant rooms19

Source: P.17, P.15

Shortage / Surplus

participants with
nowhere to go

+17

participants in
group/legacy homes

SA4 Region

Perth - South East

2 qualifying SA3s

161

Funded

Not yet housed

Dwellings

Vacant rooms

226

Pipeline

Pipeline mix — HPS 174 · FA 17 · IL 19 · Robust 15 | 31 apt · 140 house · 48 villa · 7 GH

Belmont - Victoria Park

Perth - South East SA4

Victoria Park 6100 · Belmont 6104 · Cloverdale 6105 · Kewdale 6105 · Rivervale 6103

Participants P.17 · P.15

Funded, not yet housed

participants in group/legacy homes

110

Total funded participants

Demand vs supply by design category P.18 · P.14

	People who need this	Rooms that exist	Shortage / Surplus Rooms
HPS	31	37	-6
FA	33	11	+22
IL	22	2	+20
Robust	8	7	+1
Basic/Legacy	—	0	—

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

Type	Dwellings	Rooms	Vacant
1-resident	6	6	1
2-resident	9	18	3
3-resident	11	33	5
Total	26	57	8

New vs older housing P.13 · P.15

New build dwellings (post-2016, NDIS compliant)

Legacy/group home dwellings

NDIA payment SDA Pricing 2025–26 v2.0

1.06x

Location factor

$78,644

HPS per participant/yr

$235,932

HPS per dwelling (3 res)/yr^*

The formula

Funded, not yet housed61

Total rooms (all dwellings)57

Currently housed− 49

Vacant rooms8

Source: P.17, P.15

Shortage / Surplus

participants with
nowhere to go

Kalamunda

Perth - South East SA4

Kalamunda 6076 · High Wycombe 6057 · Forrestfield 6058 · Lesmurdie 6076 · Maida Vale 6057

Participants P.17 · P.15

Funded, not yet housed

participants in group/legacy homes

Total funded participants

Demand vs supply by design category P.18 · P.14

	People who need this	Rooms that exist	Shortage / Surplus Rooms
HPS	7	18	-11
FA	13	5	+8
IL	21	9	+12
Robust	2	2	0
Basic/Legacy	—	0	—

Rooms estimated: dwellings × 2.3 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

Type	Dwellings	Rooms	Vacant
1-resident	4	4	1
2-resident	3	6	2
3-resident	8	24	7
Total	15	34	10

New vs older housing P.13 · P.15

New build dwellings (post-2016, NDIS compliant)

Legacy/group home dwellings

NDIA payment SDA Pricing 2025–26 v2.0

1.06x

Location factor

$78,644

HPS per participant/yr

$235,932

HPS per dwelling (3 res)/yr^*

The formula

Funded, not yet housed27

Total rooms (all dwellings)34

Currently housed− 24

Vacant rooms10

Source: P.17, P.15

Shortage / Surplus

participants with
nowhere to go

SA4 Region

Perth - North East

1 qualifying SA3 · sole — all pipeline lands here

117

Funded

Not yet housed

Dwellings

Vacant rooms

127

Pipeline

Pipeline mix — HPS 79 · FA 9 · IL 9 · Robust 16 | 11 apt · 80 house · 35 villa · 1 GH

Bayswater - Bassendean

Perth - North East SA4

Bayswater 6053 · Bassendean 6054 · Morley 6062 · Embleton 6062 · Bedford 6052

Participants P.17 · P.15

Funded, not yet housed

participants in group/legacy homes

117

Total funded participants

Demand vs supply by design category P.18 · P.14

	People who need this	Rooms that exist	Shortage / Surplus Rooms
HPS	35	55	-20
FA	27	2	+25
IL	29	4	+25
Robust	5	2	+3
Basic/Legacy	—	0	—

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

Type	Dwellings	Rooms	Vacant
1-resident	15	15	4
2-resident	2	4	1
3-resident	9	27	7
4+ resident (group home)	4	17	5
Total	30	63	17

New vs older housing P.13 · P.15

New build dwellings (post-2016, NDIS compliant)

Legacy/group home dwellings

17 participants in group/legacy homes

NDIA payment SDA Pricing 2025–26 v2.0

0.93x

Location factor

$70,614

HPS per participant/yr

$211,842

HPS per dwelling (3 res)/yr^*

The formula

Funded, not yet housed71

Total rooms (all dwellings)63

Currently housed− 46

Vacant rooms17

Source: P.17, P.15

Shortage / Surplus

participants with
nowhere to go

+17

participants in
group/legacy homes

SA4 Region

Perth - Inner

1 qualifying SA3 · sole — all pipeline lands here

Funded

Not yet housed

Dwellings

Vacant rooms

Pipeline

Pipeline mix — HPS 56 · FA 0 · IL 1 · Robust 0 | 47 apt · 7 house · 8 villa · 0 GH

Perth City

Perth - Inner SA4

Perth 6000 · West Perth 6005 · Northbridge 6003 · East Perth 6004 · Highgate 6003

Participants P.17 · P.15

Funded, not yet housed

participants in group/legacy homes

Total funded participants

Demand vs supply by design category P.18 · P.14

	People who need this	Rooms that exist	Shortage / Surplus Rooms
HPS	25	45	-20
FA	24	5	+19
IL	8	0	+8
Robust	1	0	+1
Basic/Legacy	—	0	—

Rooms estimated: dwellings × 1.1 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

Type	Dwellings	Rooms	Vacant
1-resident	39	39	18
2-resident	6	12	6
Total	45	51	24

New vs older housing P.13 · P.15

New build dwellings (post-2016, NDIS compliant)

Legacy/group home dwellings

NDIA payment SDA Pricing 2025–26 v2.0

1.24x

Location factor

$89,762

HPS per participant/yr

$269,286

HPS per dwelling (3 res)/yr^*

The formula

Funded, not yet housed33

Total rooms (all dwellings)51

Currently housed− 27

Vacant rooms24

Source: P.17, P.15

Shortage / Surplus

participants with
nowhere to go

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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