property investors & developers

A warm welcome

we are your partner in NDIS Investment and Development!

FAQ

have questions? we have answers

• What is the NDIS?

  The National Disability Insurance Scheme (NDIS) provides support to individuals with disabilities, as well as their families and carers. This scheme is funded by both the Australian Federal and State Governments. One of its key objectives is to help people access improved housing, healthcare, education, and community services.

• What is SDA?

  For some participants in the NDIS, they will receive funding for SDA. SDA stands for Specialised Disability Accommodation and is a system created under the NDIS for people with high support housing needs.

  SDA service providers hold the head lease and oversee the process of securing accommodation for the tenants. The SDA provider has an agreement in place with SIL providers (care services) and their role is to ensure the house has tenants and is maintained to high standard. They deal with all the related NDIS agencies and are the only entity who can handle SDA payments. They also ensure that RRC payments are managed from the tenants.

  The key for investors is to work exclusively with experienced SDA providers who have a vast network of participant pathways and genuinely care for people with disabilities, rather than just being a property management company.

  The first and foremost role of the SDA is to match participants with each other and accommodate them based on their level of care requirements. Secondly, SDA are responsible for property management and looking after the property. This includes conducting maintenance, installation of necessary tenant amenities, upkeep of lawns and gardens, and most importantly, ensuring timely monthly payments to investors (after deducting their management fee).

• Who is SIL?

  Supported Independent Living (SIL) refers to the provision of support or supervision aimed at helping individuals develop the necessary skills to live as independently as possible. The role of a SIL provider is to offer care services for individuals with disabilities. SIL providers also establish agreements with Specialist Disability Accommodation (SDA) providers.

  In most cases, each property has an Onsite Overnight Assistance (OOA) room with an ensuite, where the carers can sleep or work from a desk. Depending on the participants’ needs, there may be one or more SIL carers assigned to each person. As an investor, there is no cost to you as the NDIS covers the payment for SILs based on the participants’ needs.

• What is RRC?

  The Reasonable Rental Contribution (RRC) is a payment made by the tenant, which is capped at 25% of the base rate of the Disability Support Pension and 100% of any Commonwealth Rental Assistance scheme. This contribution remains the same for all participants, regardless of their location, and amounts to approximately $10,120 per person per year.

• Who chooses the house & land locations where NDIS houses are located?

  With All Ability Building and Developments it is not a build and hope strategy! The houses and the location are chosen and custom built for the waiting participants needs.

  Our selected SDA’s work with the SIL’s to put together a personal plan for each participant. This involves identifying the level of care required, where the participant currently lives and who they would be sharing with. From there, land is sourced and build designs and inclusions are customised for the specific needs required.

• When does an investor receive rent payments?

  Both the RRC and NDIS allocation payments to the investor are processed and paid monthly.

• How does the lease agreement work with more than 1 tenant in a property?

  A separate lease agreement is signed with each tenant.

  The SDA will have a 20-year Head Lease with you the investor, each SDA has different 20 yr. time frames for example the 20 years may be 5+5+5+5 years.

• What happens if one tenant moves out and it takes a while to find a new one?

  It is written into the lease that the agreed NDIS allowance is to continue to be paid to the property owner for a 10 Week period while other tenants are sourced. SIL providers have an obligation to find another tenant and in most cases have participants on a waiting list.

• What is the time frame to build?

  Pending on the type of dwelling being constructed – house, duplex, villa, or multi pack apartments – the time can vary.

  Common and custom designed houses normally take us 18-22 weeks to build, using our German-engineered advanced framing system.

• Can the Government cut or reduce the NDIS payments through my 20 year term?

  There’s a bipartisan agreement that’s been signed off by both Liberal and Labour Federal Government as well as State Governments. The property will have a 20 year NDIS Certification.

  Since the start of the NDIS we have only seen the payments increase each year in relation to CPI Index and for specific property types and levels of care, particularly where there was a shortfall being built. Some of these property types have gone up over 100% in some cases.

• What happens after the 20 years?

  The investor can sell the property as per standard real estate legislation requirements in that particular state or territory, or the investor has the option to roll over their agreement and continue using the property as existing NDIS stock.

• What is an example of the tenants and the funds paid?

  The figures below are gross annual payments:

  (2 x High Physical Support Tenants @ $85,326 per tenant) x (Location Factor of 1.03) + (2 x RRC @ $10,120 per tenant) = $196,011p/a

current opportunities

Below are the projects under construction or available now.

• New South Wales

  under construction

  Lake Macquarie – 3 x High Physical Support with Onsite Overnight Accommodation Houses

  Hunter Valley – 3 x High Physical Support with Onsite Overnight Accommodation Houses

  Albury – 4 x High Physical Support with Onsite Overnight Accommodation Houses

  Wagga – 1 x Robust Duplex

  We are actively looking for land in Coffs Harbour.

• Northern Territory

  under construction

  Darwin – 3 x 2 Participant High Physical Support with Onsite Overnight Accommodation Houses

  coming soon

  Darwin – 20 x High Physical Support/Robust with Onsite Overnight Accommodation (Dual Certification) Villas

  Darwin – 6 x High Physical Support with Onsite Overnight Accommodation Apartments

• Queensland

  under construction

  Sunshine Coast – 2 x High Physical Support with Onsite Overnight Accommodation Houses

  Sunshine Coast – 3 x 2 Participant Independent Living with Onsite Overnight Accommodation Houses

  Cairns – 2 x Robust Duplexes

  coming soon

  Sunshine Coast – 12 x High Security Robust Facility

• South Australia

  under construction

  Adelaide – 3 x High Physical Support with Onsite Overnight Accommodation Houses

• Victoria

  under construction

  Greater Melbourne –  3 x Robust Duplexes

  Greater Melbourne – 8 x 3 Participant High Physical Support with Onsite Overnight Accommodation Houses

  Geelong – 2 x 3 Participant High Physical Support with Onsite Overnight Accommodation Houses

  Bendigo – 2 x High Physical Support with Onsite Overnight Accommodation Houses

• Tasmania

  under construction

  3 x 2 Participant High Physical Support with Overnight Onsite Accommodation Houses

• Western Australia

  under construction

  Perth – 3 x 2 Participant High Physical Support with Onsite Overnight Accommodation Villas
  Perth – 7 x 3 Participant High Physical Support with Onsite Overnight Accommodation Houses

• Land Owners

  We are always open to discussions with property entrepreneurs who own suitable land for NDIS SDA Development. Our ‘must have’ criteria prior to engagement is:

  1) Location must have one or more approvals from the incoming participants, SIL Provider, SDA Provider, Support Coordinator, OPG.

  2) Location must be close to amenities within 15km from a CBD or in a major regional city.

  3) Block must be a minimum of 600m2 and level ground max 500mm rise or fall.

• Custom Investors

  We often have demand requirements for new developments in specific cities and regional centres Australia-wide which offer investment opportunities for cash or finance investors – specialist NDIS Finance Lenders available.

• SMSF Investments

  We offer single contract NDIS Investments from $550,000.

be a part of our next project.