NDIS Specialist Disability Accommodation Report 2026 puts Victorian enrolled dwellings at 3,805, Melbourne values fall again, and the 13 October rental compliance tranche is now days away

Melbourne values continued to ease in September. Cotality's September 2026 Home Value Index, published 1 October, recorded a 0.7 per cent monthly fall and a 6.2 per cent fall over 12 months, placing Melbourne values 7.2 per cent below the November 2025 cyclical high and 7.5 per cent below the March 2022 record high. The monthly decline was milder than those recorded in the mid-sized capitals.3

Domain reported a preliminary Melbourne clearance rate of 56 per cent for the results period 27 September to 3 October 2026, from 507 reported results out of 714 scheduled auctions, with 283 sold, 79 withdrawn and 145 passed in. Total reported sales were $169,725,776 and the reported auction sale median was $905,000.4

REIV recorded a Victorian clearance rate of 69 per cent for the week ending 3 October 2026, from 360 reported auctions with 247 sales and 113 passed in, and $249 million in sales volume. Houses cleared at 69 per cent from 258 reported with a $1 million median, and units had 99 reported with a $745,000 median. Auction clearance is not one interchangeable number, and we keep the preliminary Melbourne measure and the reported Victorian measure separate.46

Melbourne combined advertised asking rent was $692.32 for the week ending 4 October 2026, down $1.89 on the week but 5.7 per cent higher over 12 months. Houses were $825.60 and up 7.3 per cent, while units were $595.23 and up 3.9 per cent. These are advertised asking rents for self-contained dwellings, which give private rental context but are not room level rents.5

The Australian Taxation Office published nothing this week that bears on residential property. Its legal database listed practice statements and legislative instruments on 1 October and rulings and legislative instruments on 30 September, none carrying property relevant detail, and nothing was identified on capital gains tax, depreciation, negative gearing, self managed super fund property or short stay accommodation. TR 2026/1 remains an existing baseline rather than a new development.7

Specified Estate Agents Act provisions in Division 2 of Part 5 of Act 36/2026 commenced on 1 October 2026. They concern estimated selling prices, property price statements, seller reserve prices and related enforcement.8

The next Victorian rental law tranche starts on 13 October 2026. It includes advance notice and evidence for bond claims, records showing minimum standards compliance, two yearly gas and electrical safety checks, and a ban on rental application fees.9

The NDIS Specialist Disability Accommodation data portal was current as at 2 October 2026 and now publishes the NDIS Specialist Disability Accommodation Report 2026 and its accompanying data tables.1

The report is dated 30 June 2026, and its principal participant, enrolled dwelling, funding and design stage measures are reported as at 31 December 2025. No new SDA price value was verified this week.2

No State Revenue Office Victoria property update or public ruling was identified this week. The current 2026-27 compliance focus remains existing guidance covering land tax grouping and exemptions, vacant residential land tax notifications and related party transfer duty diligence.101112

No Housing Australia update on private rental or build to rent was confirmed this week, so no amount, program status or policy effect from that source is published.13

Cotality's September index placed Melbourne values 7.2 per cent below the November 2025 cyclical high, with an annual movement of negative 6.2 per cent. For an acquisition, that is a softer purchase market than a year ago.3

REIV's 29 September market note, using August data, reported a $928,000 Melbourne house median and a $645,000 unit median, with new listings at 18,370, up 2.4 per cent over the year. These are broad market indicators, not rooming house valuations.14

Combined asking rent eased by $1.89 to $692.32, with houses at $825.60 and units at $595.23. The 12 month changes were 5.7 per cent, 7.3 per cent and 3.9 per cent respectively, so house and unit movements continue to support separate feasibility assumptions rather than one blended rent trend.5

No reliable dated room rent index was available from the share accommodation source, so no room rent is published and individual listings are not substituted for a market series.15

From 13 October 2026, rental providers must support end of agreement bond claims with advance notice and evidence, and keep records showing minimum standards compliance before advertising or occupancy.9

The same commencement date applies to two yearly gas and electrical safety checks for all rental agreements, and to the ban on application fees charged by rental providers and agents.9

Victoria's 5,393 participants using SDA represented 73 per cent of the 7,340 participants with an SDA need, the highest utilisation rate among states and territories.2

The 1,947 people eligible but not using SDA are not a vacancy count. The report says this group can include people considering options, awaiting a suitable dwelling or funding, or unable to find the required location or design category.2

Victoria's 757 additional enrolled dwellings were the largest state contribution to national growth by volume. Melbourne West increased from 577 to 712 enrolled dwellings and Melbourne South East increased from 354 to 488.2

The report identifies Melbourne West among areas with higher supply relative to identified participant need. Design stage registrations are planned supply only, and the report states there is no guarantee that they will be enrolled when built.2

Victoria's annualised SDA funding increased 24 per cent from $141,264,274 to $175,778,979 between December 2024 and December 2025, overtaking New South Wales by committed dollar value.2

Seven national NDIS Commission actions took effect from 28 September to 2 October 2026. Disability Services Metro Pty Ltd at Knoxfield was the only Victorian action in that set, with revocation from 5pm on 28 September, and its listed registration groups did not include group 131 SDA.1617

13 October 2026: rental compliance changes commence. Evidence backed bond claims, minimum standards records, two yearly gas and electrical checks and the application fee ban all start on that date.9

SDA demand and enrolled supply at the local market level. The new report identifies 1,947 Victorian participants as eligible but not using SDA, while noting higher supply relative to identified need in Melbourne West. Matching matters more than totals alone.2

Whether design stage SDA registrations convert to enrolment. Victoria had 2,947 dwellings registered at design stage at 31 December 2025, and the report warns that registration does not guarantee enrolment.2

Melbourne prices after six months of national decline. Cotality recorded a 0.7 per cent Melbourne fall in September and a 6.2 per cent annual decline. We are watching listings, sale times and buyer depth through the spring campaign.3

Weekly rent direction after another small fall. Combined asking rent eased $1.89 to $692.32 while remaining 5.7 per cent higher over 12 months, and house and unit movements remain separate.5