Q2 2026 Rankings Now Live — Updated with March 2026 NDIS participant data
Q2 2026 · Updated May 2026

Australia's Best Suburbs
for SDA Investment — Q2 2026

Independent rankings across 52 tracked suburbs. Scored on six supply-demand variables using official NDIS participant data. No developer affiliations. No sponsored placements.

52Suburbs Tracked
8States Covered
6Scoring Variables
Mar 26Data Vintage
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Net Demand Gap Participant Growth Trajectory Pipeline Risk Ratio Category Alignment Catchment Dynamics Vacancy Trend

Q2 2026 Hotspot Rankings

Each suburb is scored out of 100 using the SDA Opportunity Index™. Scores above 70 indicate strong tenanting conditions. Scores below 40 indicate elevated vacancy risk. The rankings below represent the top-scoring suburbs across all tracked states.

Preview Rankings — Scores are illustrative

The full Hotspot Report includes verified Opportunity Index™ scores for all 52 suburbs, category-level breakdowns (HPS vs Robust vs Improved Liveability), pipeline completion forecasts, and the five suburbs our analysts flag as avoid for Q2 2026. Order the report →

New South Wales
1
Parramatta
New South Wales
Strong unmet demand for High Physical Support dwellings with minimal pipeline within the 10km catchment. Participant growth trajectory is accelerating — new eligibility approvals up 18% over the past 12 months. Low cannibalisation risk from neighbouring suburbs.
Undersupplied HPS Demand Low Pipeline Risk
84
Opportunity Score
2
Blacktown
New South Wales
Large participant catchment with consistent demand growth. Robust SDA category showing particular undersupply. Two competing builds expected to complete mid-2027 — early movers retain a meaningful timing advantage.
Undersupplied Robust SDA Timing Window
77
Opportunity Score
3
Penrith
New South Wales
Improving supply-demand balance following strong participant growth in Western Sydney. Pipeline risk is moderate — three approved builds in the catchment but with staggered completion dates. HPS and Improved Liveability both showing positive signals.
Improving Moderate Pipeline
71
Opportunity Score
Victoria
1
Frankston
Victoria
Consistently strong performer in our tracking data. Unmet demand for HPS dwellings remains high relative to available stock, with minimal new registrations in the pipeline. Participant growth is stable and supported by proximity to Peninsula health services.
Undersupplied HPS Demand Stable Growth
81
Opportunity Score
2
Craigieburn
Victoria
Northern growth corridor showing strong new participant approvals. Category alignment is excellent for Robust SDA. Some pipeline risk from approved builds in Roxburgh Park — investors should review the full report for catchment-level pipeline mapping.
Growing Demand Robust SDA Monitor Pipeline
73
Opportunity Score
Queensland
Oversupply Warning — Multiple QLD Suburbs

Several Greater Brisbane suburbs — including Logan Central, Ipswich, and Springfield — show significant oversupply in our Q2 2026 analysis. Vacancy rates in these areas exceed 18%. The full Hotspot Report identifies exactly which QLD suburbs to avoid and which retain genuine undersupply.

1
Townsville
Queensland
Stands out as Queensland's strongest performing market in Q2 2026. Unlike most of SE Queensland, Townsville's SDA supply remains genuinely undersupplied across all categories. Participant growth rate is the strongest of any tracked Queensland suburb.
Undersupplied Strong Growth Regional Opportunity
78
Opportunity Score
2
Cairns
Queensland
Limited SDA supply relative to participant numbers. Being regional, Cairns benefits from limited developer interest — which paradoxically creates genuine opportunity for investors with the right build type. HPS demand is particularly underserved.
Undersupplied Regional Market HPS Gap
72
Opportunity Score
Western Australia
1
Mandurah
Western Australia
Western Australia's SDA market is tightening after early oversupply concerns. Mandurah leads our WA rankings due to low pipeline activity and consistent participant numbers. Investors who were cautious on WA in 2024 should review the updated data.
Tightening Supply Reassess WA
69
Opportunity Score
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The Preview Scores Are Just the Start

The full Hotspot Report includes verified Opportunity Index™ scores for all 52 suburbs, the five suburbs to avoid in Q2 2026, category-level breakdowns, and pipeline completion forecasts.

Hotspot Report

$990

Full Q2 2026 rankings for all 52 tracked suburbs. Includes the five avoid suburbs and category-level demand breakdown.

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Suburb Report

$770

Deep-dive analysis for a single suburb. Full Opportunity Index™ breakdown, pipeline map, and investment recommendation.

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$1,290

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How We Score

The SDA Opportunity Index™

Every suburb in our hotspot rankings is scored across six variables derived from official NDIS data. No estimates. No developer submissions. No sponsored placements. Read the full methodology →

Variable 01

Net Demand Gap

The difference between eligible, unhoused participants and approved SDA dwellings of the relevant category in the catchment. A positive gap is the foundation of a viable SDA investment.

Variable 02

Participant Growth Trajectory

The 12-month trend in new SDA eligibility approvals. A suburb with strong demand today but declining approvals is a different risk profile from one with accelerating growth.

Variable 03

Pipeline Risk Ratio

The ratio of approved-but-incomplete SDA builds to current unmet demand within 10km. A suburb can look undersupplied today and be oversupplied in 18 months.

Variable 04

Category Alignment Score

Does the proposed dwelling type (HPS, Robust, Improved Liveability) match the demand profile? Total supply vs demand is not enough — category specificity matters.

Variable 05

Catchment Cannibalisation

Are neighbouring suburbs absorbing demand or directing it toward the target area? We analyse participant distribution and tenanting patterns across the full catchment.

Variable 06

Vacancy Trend

The direction of movement in existing SDA vacancy rates over the past 12 months. A falling vacancy rate is a more important signal than a low absolute vacancy rate.