If They’re Promising 15% Yields, Run: How to Spot an SDA Spruiker a Mile Away

My name is Goro Gupta, I created a unique SDA investment opportunity for Australians who want to house people with disabilities while growing their own investment portfolio. I am here for the people, not for the profits.

If someone’s pitching you 15% returns on a property that “basically runs itself,” walk away. The Specialist Disability Accommodation (SDA) sector is attracting its fair share of spruikers: people who are more interested in selling hype than housing. Unfortunately, it’s the vulnerable who pay the highest price when it all goes wrong.

Despite the hype, the SDA market is not a guaranteed goldmine. As of late 2024, 42% of SDA properties across Australia were sitting vacant, a sharp warning sign for investors banking on full tenancy and steady income.

While some developers promise returns as high as 15%, more realistic projections suggest net yields of 10–13% at best, once location, vacancy, and compliance costs are factored in.

In some regions like New South Wales, what was once an undersupplied market has now tipped into oversupply by more than 3,000 rooms, leaving new builds empty for months. And while the NDIS allocates $700 million annually to fund SDA housing, a quarter of properties still remain unoccupied long after completion. The bottom line? If you don’t understand the demand in a specific area, or if your provider can’t prove it, you could be left holding a very expensive, very empty property.
Spruiker Red Flags to Watch For

Spruikers are smooth-talking salespeople who push overpriced or unsuitable property investments, often disguised as “opportunities.” In the SDA world, that might mean poorly located homes, non-compliant builds, or misleading claims about returns, vacancy rates, or “guaranteed” income streams.

If you’re an investor and you’ve heard about SDA investing and doing good while making money really appeals to you, you need to watch out for these red flags.

• Too-Good-To-Be-True Returns
  Anyone promising double-digit yields with zero risk is either misinformed or misleading you. SDA returns vary based on tenant type, location, and property compliance.
• No Mention of Tenants or Participant Needs
  SDA isn’t about buildings, it’s about people. If they’re not talking about how their homes meet real participant demand, that’s a huge warning sign.
• Packaged Deals with Inflated Prices
  Spruikers often bundle land, build, and management into one glossy package, marked up well above market value.
• Pressure to Sign Quickly
  “Limited availability,” “exclusive offer,” or “pre-approved” are sales tactics to rush decisions without proper due diligence.
• Lack of Transparency on Compliance and Vacancy Risk
  Ethical providers will show you the full risk picture, not just the upside.

What Ethical SDA Investment Actually Looks Like 
Real SDA success starts with participant need and long-term vision. Ethical developers prioritise compliance, community integration, and tenant outcomes over quick sales. At Ethical Property Investments, we work with NDIS participants and support providers to design homes that are actually wanted and needed, then talk to investors about realistic, sustainable returns.
Don’t fall for glossy brochures and empty promises. SDA is a powerful way to create impact and income, but only if it’s done right. Do your homework, ask hard questions, and align with providers who put people first. If you’re ready to learn what ethical SDA investing really looks like, let’s have a conversation.