SDA lending is not residential lending with a different tenant.
NDIS income is treated differently by different lenders. Some won't accept it at all. Others cap it, discount it, or assess it under commercial policy.
The wrong lender conversation can cost you months — or make a viable SDA project look unworkable.
We work with a limited number of new clients at a time. Complete the questions below and we’ll offer you available meeting times.SDA lending sits between residential, commercial, specialist disability accommodation, and NDIS income assessment.
It is not assessed the same way as a standard investment property. Lender appetite is limited, policy varies sharply, and loan-to-value ratios are often lower than investors expect.
Clients engage Key Choice Lending to navigate SDA finance with a full understanding of the lending constraints before any property or development is committed.
SDA lending requires a different starting point.
The property, tenant profile, SDA category, provider arrangement, location, and forecast income all affect how a lender will assess the deal.
What looks like a strong yield on paper can become a servicing problem if the lender doesn't recognise the income correctly.
This is why we start with the full SDA picture, not a lender.
What We Do
Before we approach a single lender, we establish:
- Your SDA design category and its impact on income and LVR.
- Your location and how it affects lender appetite.
- Your building type and occupancy model.
- Your SDA provider arrangement.
- Your broader financial position and borrowing capacity.
Only then do we identify which lenders will actually consider the deal — and on what terms.
The CARE Framework
How We Work With SDA Investors
A four-step process refined over 3,000+ client engagements.
Clarify
Understand your position and goals
We establish your full SDA picture — design category, location, building type, provider arrangement, and financial position — before making any recommendations.
Advise
Design the right lending strategy
We eliminate lenders that don't lend into SDA before identifying those that will. We assess policy, serviceability, and pricing only after narrowing to lenders who understand how to assess NDIS income correctly. Most active SDA lenders are non-bank or commercial specialists — we know which ones across our panel of 70+ lenders and how each assesses the income differently.
Execute
Secure the right structure and outcome
We manage the process from application through to settlement — coordinating with your SDA provider, accountant, and solicitor as required. The complexity stays with us. The clarity sits with you.
Review
Protecting and growing what you have
We monitor your SDA lending rates and submit pricing requests on your behalf. As your occupancy, provider arrangements, or investment position change, we stay aligned with your circumstances and keep you positioned for the next opportunity.
This engagement is for you if:
- You are an investor who has researched SDA and understands how the income model works
- You are purchasing an established SDA property or developing a new one and need specialist lending advice
- You have or are in the process of securing a registered SDA provider
- You understand that SDA lending operates under commercial frameworks and are prepared to provide full financial documentation
This engagement is not suitable if:
- You have not yet researched the SDA model, design categories, or NDIS income framework
- You are approaching SDA primarily as a high-yield opportunity without understanding the occupancy, compliance, and provider risks
- Your property has not been designed or certified to SDA standards
- You are looking for a standard residential lender to fund an SDA property
If this aligns with your situation, you can apply below.
Matthew Clark
Founder & Head of Client Strategy
Dip. Fin. Services (Mortgage Broking) | Dip. Prop. (Agency Mgmt) | QPIA | Amazon Bestselling Author x2
Credit Representative Number 508009 | Australian Credit Licence 538623
$1B+ in lending facilitated since 2001 | 70+ lenders | 3,000+ clients supported
Key Choice Lending — Winner Better Business Awards 2024, Finalist 2025 & 2026