AT A GLANCE
130
total lots in this scheme
Managed by PICA Services Pty Ltd. Located in Zetland, NSW. 62 other strata plans nearby
Lots
130
Year built
2022
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
16 Rose Valley Way is a large 130-lot residential strata scheme in Zetland, registered in 2022 and now about 4 years old. It is managed by PICA Services Pty Ltd and is one of 63 strata plans in Zetland (Sydney council area). Every unit at 16 Rose Valley Way (lots 1–130) is part of strata scheme SP105223, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP105223.
Buyer's snapshot
Everything a buyer should know about 16 Rose Valley Way, on one page
- A red/amber/green verdict on each risk, with the evidence
- Plain-English summaries of every tribunal and court case
- Questions to ask the agent and strata manager
- A PDF you can forward to your conveyancer
Plan Details
- Plan Number
- SP105223
- Registered
- 2022-09-09
- LGA
- SYDNEY
- Postcode
- 2017
Lot Breakdown
- Total Lots
- 130
- Residential
- 130
Building Age
4
years old
Registered 9 September 2022
Still within the major defects warranty period (6 years from completion in NSW)
Strata Manager
Licence: 10116358
Last AGM: 3 June 2025
Possibly overdueAbout 1 year agoNSW strata schemes must hold an AGM at least once every 12 months.
Annual Reporting
28 July 2025
Status
active
Disputes in Zetland
No published decision names this building. Across Zetland, 4 decisions name a strata plan — spread over 4 buildings.
- NCAT (tribunal)
- 1
- Court
- 3
- Buildings involved
- 4 of 63
- Per 1,000 lots
- 0.53 (NSW 1.12)
NCAT cases are usually internal to a scheme — by-laws, levies, repairs, access to records. Court cases usually involve builders or insurers over defects, because those claims exceed the tribunal's jurisdiction. These are published decisions only — most strata disputes settle or are resolved without a judgment, so this is a floor, not a count. See the Zetland suburb profile.
Comparable Buildings in Zetland
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 106 Epsom Road SP108120 Managed by Network Strata Services Pty Limited | 124 |
| 303 Botany Road SP92074 Managed by Strata Plus Pty Ltd | 141 |
| 4 Grandstand Parade SP69174 Managed by Harvie Strata Management Pty Ltd | 119 |
| 1 Link Road SP95733 Managed by Strataopt Pty Ltd | 118 |
| 10 Zetland Avenue SP107358 Managed by Strata Plus Pty Ltd | 116 |
| 17 Joynton Avenue SP88246 Managed by Whelan Property Group Pty Ltd | 115 |
Comparables are other strata plans in Zetland with similar lot counts.
More buildings managed by PICA Services Pty Ltd
- 5 Joynton Avenue, Zetland
SP102719 · 262 lots
- 22 Gadigal Avenue, Zetland
SP72604 · 200 lots
- 96 Epsom Road, Zetland
SP107045 · 69 lots
- 343-357 Pitt Street, Sydney
SP55792 · 600 lots
- 330 Church Street, Parramatta
SP94469 · 376 lots
- 28 Harbour Street, Sydney
SP61667 · 369 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 20 Aug 2025 | Lot 10 71 m² | $720,000 |
| 4 Jan 2024 | Lot 20 108 m² | $1,450,000 |
| 2 Aug 2023 | Lot 7 107 m² | $1,400,000 |
| 17 July 2023 | Lot 6 108 m² | $1,410,000 |
| 14 June 2023 | Lot 8 100 m² | $1,360,000 |
| 6 Feb 2023 | Lot 29 101 m² | $1,287,190 |
| 6 Feb 2023 | Lot 25 104 m² | $1,237,720 |
| 24 Nov 2022 | Lot 5 99 m² | $996,000 |
| 10 Oct 2022 | Lot 21 107 m² | $1,360,000 |
| 3 Aug 2022 | Lot 31 64 m² | $738,000 |
15 sales total
Source: NSW Valuer General. Prices are as reported in settlement data and may not reflect current market values. Sales marked “Price withheld” are excluded from price calculations.
Development History
Modification Application
DeterminedNearbyMixed use development
PAN-111589
Modification Application
WithdrawnNearbyMixed use development
PAN-25133
Modification Application
DeterminedNearbyMixed use development
PAN-23652
Looking for the builder or developer?
Search for the application number (e.g., PAN-111589) on the NSW Planning Portal Application Tracker to view the full DA details, including the applicant, builder, and principal certifier.
Source: NSW Planning Portal Open Data API (2019+). Earlier development applications may not be available. Items marked "Nearby" were matched by location proximity (within 100m) rather than direct plan number reference.
Crime Statistics
These statistics cover the entire Sydney local government area, not this specific property.
Crime rates in Sydney LGA are significantly higher than the NSW state average. (Oct 2024 - Sep 2025)
Source: NSW Bureau of Crime Statistics and Research (BOCSAR). Rates are per 100,000 population. Rank is out of 119 LGAs (1 = highest rate).
Neighbourhood
Suburb Profile
ZETLAND, NSW 2017
Transport Accessibility
Transport Score: A
Excellent public transport access
Nearest Train
Green Square
736m away · ~9 min walk
Nearest Metro
Waterloo
1.6km away · ~20 min walk
Nearest Light Rail
Kensington Light Rail
1.4km away · ~17 min walk
Bus Stops
20 within 500m · 59 within 1km
Source: Transport for NSW GTFS data (CC BY 3.0 AU). Distances are straight-line (not walking). Walking times assume 80m/min. Transport Score is indicative only.
Short-Term Rentals Nearby
15
Listings within 200m
$289
Median / Night
8
Commercial Hosts
3
High Availability
Listing Types
Nearest Listings
SYD Zetland 3BR 55 Apt Close to CBD & Airport
$505
/night
Z6|City and Park View Close to Station 1 Car Space
$310
/night
Luxury home (Parties not permitted)
$245
/night
Cozy 3BR Apartment at Zetland with Pool and GYM
$391
/night
convenient to anywhere (Parties not permitted)
$295
/night
NSW Short-Term Rental Rules
- •180-day cap for non-hosted short-term rentals in Greater Sydney (60 days in some fire-prone or Byron Shire areas)
- •Strata schemes can ban non-hosted STRA via a Section 137A by-law (requires 75% special resolution)
- •All STR properties must be registered on the NSW STRA Register
Source: Inside Airbnb (CC BY 4.0). Data is from a periodic scrape of Airbnb listings and may not be current. "Commercial hosts" are those with 3+ total listings. "High availability" = listed 180+ days/year.
School Catchment Zones
This property falls within the following NSW government school intake areas.
Primary
Gardeners Rd PS
primary
Green Square PS
primary
Secondary
Alexandria Park CS
central high
Source: NSW Department of Education. Catchment zones are updated nightly and subject to change. Visit School Finder for official information.
BUILDING BASICS
- Lots
- 130
- Residential
- 130
- Year built
- 2022
- LGA
- SYDNEY