If you are comparing SDA design categories for the first time, the acronyms alone can be confusing. High Physical Support and Improved Liveability are two of the four categories the NDIS uses to classify Specialist Disability Accommodation, and they sit at very different points on the support spectrum. To make the comparison concrete, you can look at two real packages on the same block of land: Lot 927 at Banyan Place, Officer. Same 310 square metre lot, same estate, two very different builds and two very different price points.
This article walks through what each package actually includes, what you pay for the difference, and how to think about which category fits your investment goals.
The NDIS groups SDA dwellings into four design categories, in rising order of the physical support they are built to accommodate: Improved Liveability sits at the entry point of the four categories. High Physical Support sits at the top, which is why it comes with the most extensive build inclusions, and typically the strongest SDA payment rates. Both packages below are for the same lot: Lot 927, Banyan Place, 310m2, land price $423,500, titled. The difference is entirely in what gets built on it. High Physical Support (HPS), 2 bedroom: – Building price: $431,343 – Package price: $854,843 – House size: 123.10m2 (13.25 squares) – 2 bedrooms, 1 bathroom, 2 garage spaces – 2740mm ceilings throughout Improved Liveability (IL), 3 bedroom: – Building price: $368,520 – Package price: $792,020 – House size: 144.22m2 (15.5 squares) – 3 bedrooms, 1 bathroom, 3 garage spaces – 2590mm ceilings throughout Look closely at that pair of numbers. The HPS build costs roughly $62,800 more, on a smaller footprint, with fewer bedrooms. That is not a mistake in the numbers. It is the cost of building to a much higher physical support specification, and it is the single most important thing to understand before you choose a category. The HPS package at Lot 927 is built around participants with significant physical support needs, and the inclusions reflect that: This is a purpose built dwelling engineered around daily physical care: hoisting, wider clearances, backup power for medical equipment, and a kitchen a participant with limited mobility can actually use. It is a more expensive build because it is doing more physical work for the participant. The IL package on the same lot is a different kind of purpose built home. It is still an SDA dwelling with SDA assessment, certificates and final inspection included, but it is designed for participants with sensory, intellectual or cognitive impairment rather than significant physical support needs: Because IL does not need to build in ceiling hoist reinforcement, backup power systems, sprinklered fire safety or a motorised kitchen, the build cost comes down, and that saving shows up as more house: a third bedroom, a third garage space, and 21m2 more floor area than the HPS design on the same block. This is not a case of one design category being the “better” investment. It is a genuine trade-off, and the right answer depends on what you are trying to achieve. Choose High Physical Support if you want to serve participants at the highest end of the support spectrum, and you are comfortable with the higher upfront build cost that comes with hoist reinforcement, backup power and the other physical support features. HPS dwellings sit at the top of the SDA design hierarchy, and demand from participants who need this level of support tends to be tightly matched to the (smaller) supply of dwellings built to this specification. Choose Improved Liveability if you want a larger dwelling for a similar land cost, a lower entry price point, and exposure to participants with sensory, intellectual or cognitive support needs rather than significant physical support needs. The three bedroom, three garage configuration on Lot 927 also gives you more flexibility in how the home is used. Some investors will look at the extra $62,800 the HPS build costs and weigh it against the SDA payment category it targets. Others will prefer the lower entry price and larger footprint of the IL build. Both are legitimate strategies. What matters is that you understand exactly what you are buying and why, rather than picking a category on the acronym alone. Every figure in this article comes directly from the Verso Group build specifications for Lot 927, Banyan Place, Officer, current as at the date of this package. Package prices, inclusions and specifications can vary by lot, estate and builder, so always confirm current figures before you commit. ACIGP does not guarantee investment returns on any property. Any yield discussion should be treated as a target based on current market conditions, not a promise, and your own numbers will depend on your finance structure, the SDA category and location of the property you buy, and the participant demand in that area. This is general information only and not financial, tax or legal advice. Speak to a licensed adviser about your circumstances. Ready to work out which design category fits your goals? Book a free Returns Assessment with ACIGP and we will walk you through the numbers on High Physical Support, Improved Liveability and every other SDA design category, so you can invest with a clear picture of what you are buying.