AT A GLANCE
11
total lots in this scheme
No manager information on file. Located in Kirribilli, NSW. 146 other strata plans nearby
Lots
11
Year built
1981
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
11-27 Carabella Street is an 11-lot strata scheme in Kirribilli, registered in 1981 and now about 45 years old. It is one of 147 strata plans in Kirribilli (North Sydney council area). Every lot at 11-27 Carabella Street (lots 1–11) is part of strata scheme SP16519, so the levies, by-laws and disputes below apply to all of them. 3 NCAT tribunal decisions name SP16519.
Buyer's snapshot
Everything a buyer should know about 11-27 Carabella Street, 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
- SP16519
- Registered
- 1981-03-12
- LGA
- NORTH SYDNEY
- Postcode
- 2061
Lot Breakdown
- Total Lots
- 11
Building Age
45
years old
Registered 12 March 1981
Heritage-age building. Expect ongoing major maintenance costs. Check for heritage listing which may affect renovation options
Strata Manager
No manager information available for this plan. This may be a self-managed strata or the data hasn't been recorded.
Disputes in Kirribilli
This building is named in 3 published decisions. Across Kirribilli, 9 decisions name a strata plan.
- NCAT (tribunal)
- 7
- Court
- 2
- Buildings involved
- 6 of 147
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. A per-1,000-lot rate isn't shown: Kirribilli has 1,773 lots, small enough that a single litigious building would move it several-fold. 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 Kirribilli suburb profile.
Comparable Buildings in Kirribilli
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 14-16 Waruda Street SP13035 | 11 |
| 49 Carabella Street SP16966 | 11 |
| 8 Waruda Street SP10675 | 11 |
| 1 Hipwood Street SP3011 Managed by Whelan Property Group Pty Ltd | 12 |
| 75 Kirribilli Avenue SP10459 | 12 |
| 31B Fitzroy Street SP11633 | 12 |
Comparables are other strata plans in Kirribilli with similar lot counts.
Other strata buildings on Carabella Street
- 20 Carabella Street
SP13760 · 49 lots
- 67 Carabella Street
SP6699 · 47 lots
- 32 Carabella Street
SP30765 · 32 lots
- 30A Carabella Street
SP15620 · 16 lots
- 60 Carabella Street
SP12521 · 14 lots
- 18 Carabella Street
SP12179 · 12 lots
- 49 Carabella Street
SP16966 · 11 lots
- 63 Carabella Street
SP12086 · 10 lots
Risk & History
Disputes & Tribunal Cases
1 building defect dispute found
Structural defect disputes can indicate significant building issues. Research shows these correlate with lower property prices.
3 published court/tribunal decisions involving this strata plan
Cases from NCAT, Supreme Court, Land & Environment Court, and other NSW courts and tribunals.
Building defects
1Water ingress, waterproofing, cladding, fire safety, structural damage, rectification claims.
Loneragan v The Owners - Strata Plan No 16519
Building defectAPPEAL — NCAT — questions of law — leave to appeal from decision of Consumer and Commercial Division of NCAT LAND LAW — strata title — common property — maintenance and repair of common property ─ relationship between ss 106 and 108 of the Strata Schemes Management Act 2015 EVIDENCE — expert evidence — whether Tribunal permitted to consider whether witness was an expert in proceedings in which NCAT Procedural Direction 3, Expert Evidence did not apply
Other decisions
2Procedural rulings (costs, stays, extensions of time) and matters outside strata law.
Hill v The Owners - Strata Plan No 16519
OtherAPPEALS — constructive failure to exercise jurisdiction APPEALS — Procedure — Time limits — Extension of time – application granted COSTS – appeal from exercise of discretion in finding special circumstances to make award for costs - appeal dismissed COSTS – application that the appellant pay the respondent’s costs of the appeal – application dismissed
Loneragan v The Owners - Strata Plan No 16519 (No 2)
OtherCOSTS — operation of r 38A of the Civil and Administrative Tribunal Rules 2014 — whether “the amount … in dispute” in the appeal exceeded $30,000 APPEAL— whether Appeal Panel has the power to award costs in relation to proceedings at first instance in circumstances where the Tribunal did not make a decision in relation to costs
Source: NSW Caselaw. Only published decisions are shown. Many disputes are resolved privately or through mediation and will not appear here. This is not a complete record of all disputes involving this strata plan. Categories are auto-classified and may not be 100% accurate.
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 14 Mar 2024 | Lot 2 | $2,160,000 |
| 17 Nov 2023 | Lot 8 | $2,090,000 |
| 10 Aug 2023 | Lot 7 | $2,000,000 |
| 11 Feb 2022 | Lot 1 | $1,375,000 |
| 10 Sept 2021 | Lot 8 | $1,705,000 |
| 5 Dec 2018 | Lot 11 | $1,820,000 |
| 26 Oct 2015 | Lot 1 | $760,000 |
| 26 Nov 2014 | Lot 9 | $1,100,000 |
| 2 July 2012 | Lot 10 | $1,325,000 |
| 13 July 2007 | Lot 4 | $932,500 |
14 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
Original Construction · 5 storeys · 47 dwellings
Estimated cost: $12.6M · Assessed by North Sydney Council
Development Application
DeterminedNearbyMixed use development
PAN-307977
Development Application
RejectedNearbyResidential flat building, Mixed use development, Hotel or motel accommodation
PAN-293599
Development Application
CancelledNearbyResidential flat building, Mixed use development, Hotel or motel accommodation
PAN-307976
Looking for the builder or developer?
Search for the application number (e.g., PAN-307977) 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 North Sydney local government area, not this specific property.
Crime rates in North Sydney LGA are significantly lower 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
KIRRIBILLI, NSW 2061
Transport Accessibility
Transport Score: B
Good public transport access
Nearest Train
Milsons Point
821m away · ~10 min walk
Nearest Metro
Victoria Cross
1.8km away · ~22 min walk
Nearest Light Rail
Bridge Street Light Rail
1.8km away · ~23 min walk
Nearest Ferry
Kirribilli
153m away · ~2 min walk
Bus Stops
4 within 500m · 17 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
$258
Median / Night
5
Commercial Hosts
7
High Availability
Listing Types
Nearest Listings
Spacious 3BR with Water Views in Prime Kirribilli
$267
/night
Harbour & Heritage , Elegant Escape in Kirribilli
$238
/night
Sublime Sydney views
N/A
AC DC Concert's Best Place 2 Stay, 2 Queen Beds
$462
/night
LTL - Best Harbour Views Sydney!
$299
/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
Nth Sydney PS
primary
Secondary
Mosman 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
No manager information available.
BUILDING BASICS
- Lots
- 11
- Year built
- 1981
- LGA
- NORTH SYDNEY