AT A GLANCE
15
total lots in this scheme
Managed by O'Neill Strata Management Pty Ltd. Located in Bondi, NSW. 284 other strata plans nearby
Lots
15
Year built
1967
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
38 Flood Street is a 15-lot residential strata scheme in Bondi, registered in 1967 and now about 59 years old. It is managed by O'Neill Strata Management Pty Ltd and is one of 285 strata plans in Bondi (Waverley council area). Every unit at 38 Flood Street (lots 1–15) is part of strata scheme SP2641, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP2641.
Buyer's snapshot
Everything a buyer should know about 38 Flood 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
- SP2641
- Registered
- 1967-03-06
- LGA
- WAVERLEY
- Postcode
- 2026
Lot Breakdown
- Total Lots
- 15
- Residential
- 12
- Utility
- 3
Building Age
59
years old
Registered 6 March 1967
Heritage-age building. Expect ongoing major maintenance costs. Check for heritage listing which may affect renovation options
Strata Manager
Licence: 1245414
Last AGM: 24 June 2025
Possibly overdueAbout 1 year agoNSW strata schemes must hold an AGM at least once every 12 months.
Annual Reporting
24 July 2025
Status
active
Disputes in Bondi
No published decision names this building. Across Bondi, 7 decisions name a strata plan — spread over 3 buildings.
- NCAT (tribunal)
- 2
- Court
- 5
- Buildings involved
- 3 of 285
- Per 1,000 lots
- 1.70 (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 Bondi suburb profile.
Comparable Buildings in Bondi
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 9-11 Ocean Street North SP2239 Managed by Ryan James Coyle | 15 |
| 39 Ocean Street North SP3182 | 15 |
| 2B Penkivil Street SP10884 | 15 |
| 24A New Street SP10230 | 15 |
| 323-325 Bondi Road SP11611 | 15 |
| 2-4 Miller Street SP4941 | 15 |
Comparables are other strata plans in Bondi with similar lot counts.
Other strata buildings on Flood Street
- 35-37 Flood Street
SP5102 · 50 lots
- 19-25 Flood Street
SP10453 · 32 lots
- 46 Flood Street
SP2977 · 23 lots
- 40 Flood Street
SP11638 · 20 lots
- 11 Flood Street
SP76116 · 18 lots
- 38A Flood Street
SP12100 · 12 lots
- 48 Flood Street
SP30077 · 12 lots
- 8-10 Flood Street
SP429 · 10 lots
More buildings managed by O'Neill Strata Management Pty Ltd
- 12A-14 Wilga Street, Bondi
SP4233 · 46 lots
- 16 Ocean Street North, Bondi
SP871 · 21 lots
- 307 Bondi Road, Bondi
SP21652 · 15 lots
- 18 Edward Street, Bondi
SP21882 · 12 lots
- 48 Flood Street, Bondi
SP30077 · 12 lots
- 308 Bondi Road, Bondi
SP62516 · 11 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 30 Oct 2025 | Lot 5 | $1,426,000 |
| 2 Sept 2021 | Lot 5 | $1,300,000 |
| 17 May 2018 | Lot 2 | $885,000 |
| 16 Feb 2018 | Lot 6 | $955,000 |
| 13 Oct 2017 | Lot 12 | $928,500 |
| 18 June 2012 | Lot 12 | $605,000 |
| 21 Dec 2009 | Lot 10 | $525,000 |
| 4 Aug 2009 | Lot 13 | $525,000 |
| 24 Dec 2007 | Lot 12 | $510,000 |
| 6 Sept 2007 | Lot 7 | $480,000 |
11 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 · 4 storeys · 13 dwellings
Estimated cost: $3.8M · Assessed by Waverley Council
Development Application
DeterminedNearbyResidential flat building
PAN-196139
Development Application
DeterminedNearbyDemolition, Dwelling house, Erection of a new structure
PAN-442554
Development Application
DeterminedNearbyAlterations or additions to an existing building or structure, Semi-detached dwelling
PAN-382875
Looking for the builder or developer?
Search for the application number (e.g., PAN-196139) 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 Waverley local government area, not this specific property.
Crime rates in Waverley LGA are similar to 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
BONDI, NSW 2026
Transport Accessibility
Transport Score: B
Good public transport access
Nearest Train
Bondi Junction
1.0km away · ~13 min walk
Bus Stops
19 within 500m · 85 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
17
Listings within 200m
$295
Median / Night
2
Commercial Hosts
7
High Availability
Listing Types
Nearest Listings
Sunny 2BR apt, ocean views, walk to beach, parking
$297
/night
Bondi coastal getaway
N/A
Your Bondi Retreat!
$990
/night
Modern Bondi Escape
$292
/night
BONDI BEACH STUDIOS: IX
$303
/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
Bellevue Hill PS
primary
Secondary
Rose Bay SC
high coed
Source: NSW Department of Education. Catchment zones are updated nightly and subject to change. Visit School Finder for official information.
STRATA MANAGER
O'Neill Strata Management Pty Ltd
View profile →
- Licence
- 1245414
- Last AGM
- June 2025
- Status
- active
BUILDING BASICS
- Lots
- 15
- Residential
- 12
- Utility
- 3
- Year built
- 1967
- LGA
- WAVERLEY