AT A GLANCE
33
total lots in this scheme
Managed by SMS Byron Bay/Ballina Pty Limited. Located in Skennars Head, NSW. 44 other strata plans nearby
Lots
33
Year built
2025
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
25 Swell Avenue is a 33-lot residential strata scheme in Skennars Head, registered in 2025 and still a new building. It is managed by SMS Byron Bay/Ballina Pty Limited and is one of 45 strata plans in Skennars Head (Ballina council area). Every unit at 25 Swell Avenue (lots 1–33) is part of strata scheme SP108155, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP108155.
Buyer's snapshot
Everything a buyer should know about 25 Swell Avenue, 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
- SP108155
- Registered
- 2025-02-19
- LGA
- BALLINA
- Postcode
- 2478
Lot Breakdown
- Total Lots
- 33
- Residential
- 37
Building Age
1
years old
Registered 19 February 2025
New build — may still be under builder's defect warranty (typically 2 years for minor, 6 years for major defects)
Strata Manager
Licence: 1189554
Last AGM: 6 August 2025
About 1 year ago
Annual Reporting
24 Aug 2025
Status
active
Disputes in Skennars Head
No published NCAT or court decision names a strata plan in Skennars Head — including this building. That is not the same as no disputes: most strata disputes settle or are decided without a published judgment, and only decisions that name a plan number can be matched to a building at all.
Comparable Buildings in Skennars Head
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 5 Offshore Avenue SP107593 Managed by SMS Byron Bay/Ballina Pty Limited | 15 |
| 33 Redford Drive SP78313 Managed by SMS Byron Bay/Ballina Pty Limited | 12 |
| 7 Surf Avenue SP106113 Managed by SMS Byron Bay/Ballina Pty Limited | 10 |
| 28 Isabella Drive SP61487 | 6 |
| 34 Redford Drive SP75837 Managed by Absolute Strata Services Pty Ltd | 4 |
| 37 Isabella Drive SP73253 Managed by Patimi Pty Ltd | 4 |
Comparables are other strata plans in Skennars Head with similar lot counts.
More buildings managed by SMS Byron Bay/Ballina Pty Limited
- 5 Offshore Avenue, Skennars Head
SP107593 · 15 lots
- 33 Redford Drive, Skennars Head
SP78313 · 12 lots
- 7 Surf Avenue, Skennars Head
SP106113 · 10 lots
- 2 Martin Street, Ballina
SP79299 · 75 lots
- 11-19 Cooper Street, Byron Bay
SP47184 · 66 lots
- 25-35 Fawcett Street, Ballina
SP70891 · 42 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 14 Aug 2025 | Lot 4 302 m² | $1,389,880 |
| 29 Nov 2022 | Lot 1 272 m² | $964,111 |
| 13 Mar 2022 | Lot 2 233 m² | $1,015,000 |
| 22 Feb 2022 | Lot 6 403 m² | $1,533,345 |
| 18 Feb 2022 | Lot 11 351 m² | $1,525,000 |
| 9 Feb 2022 | Lot 8 205 m² | $895,000 |
| 4 Feb 2022 | Lot 9 200 m² | $895,000 |
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
Original Construction · 2 storeys · 1 dwelling
Estimated cost: $434K · Assessed by Ballina Shire Council
Development Application
DeterminedNearbyDwelling
PAN-208912
Development Application
DeterminedNearbyDwelling house, Erection of a new structure, Earthworks, retaining walls and structural support
PAN-565477
Development Application
CancelledNearbyDwelling house, Erection of a new structure
PAN-565197
Looking for the builder or developer?
Search for the application number (e.g., PAN-208912) 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 Ballina local government area, not this specific property.
Crime rates in Ballina LGA are 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
SKENNARS HEAD, NSW 2478
Transport Accessibility
Transport Score: D
Limited public transport access
Bus Stops
6 within 500m · 13 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.
School Catchment Zones
This property falls within the following NSW government school intake areas.
Primary
Southern Cross CS
primary
Secondary
Ballina Coast HS
high coed
Source: NSW Department of Education. Catchment zones are updated nightly and subject to change. Visit School Finder for official information.
STRATA MANAGER
SMS Byron Bay/Ballina Pty Limited
View profile →
- Licence
- 1189554
- Last AGM
- Aug 2025
- Status
- active
BUILDING BASICS
- Lots
- 33
- Residential
- 37
- Year built
- 2025
- LGA
- BALLINA