AT A GLANCE
18
total lots in this scheme
Managed by PICA Services Pty Ltd. Located in Bellevue Hill, NSW. 373 other strata plans nearby
Lots
18
Year built
1986
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
161 Victoria Road is an 18-lot residential strata scheme in Bellevue Hill, registered in 1986 and now about 40 years old. It is managed by PICA Services Pty Ltd and is one of 374 strata plans in Bellevue Hill (Woollahra council area). Every unit at 161 Victoria Road (lots 1–18) is part of strata scheme SP30869, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP30869.
Buyer's snapshot
Everything a buyer should know about 161 Victoria Road, 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
- SP30869
- Registered
- 1986-05-07
- LGA
- WOOLLAHRA
- Postcode
- 2023
Lot Breakdown
- Total Lots
- 18
- Residential
- 18
Building Age
40
years old
Registered 7 May 1986
Significant capital expenditure expected — plumbing, electrical, facade repairs. Special levies are common for buildings this age
Strata Manager
Disputes in Bellevue Hill
No published decision names this building. Across Bellevue Hill, 13 decisions name a strata plan — spread over 8 buildings.
- NCAT (tribunal)
- 7
- Court
- 6
- Buildings involved
- 8 of 374
- Per 1,000 lots
- 4.06 (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 Bellevue Hill suburb profile.
Comparable Buildings in Bellevue Hill
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 51 Bellevue Road SP14769 | 18 |
| 150 Bellevue Road SP2836 Managed by R D Wedd Pty Ltd | 18 |
| 20 Bellevue Road SP91808 Managed by Cutting Edge Strata Management Pty Ltd | 18 |
| 130 Old South Head Road SP5060 | 19 |
| 90 Drumalbyn Road SP31091 | 19 |
| 129 Victoria Road SP52066 Managed by Realise Consulting Pty Ltd | 19 |
Comparables are other strata plans in Bellevue Hill with similar lot counts.
Other strata buildings on Victoria Road
- 206 Victoria Road
SP468 · 51 lots
- 155 Victoria Road
SP9370 · 27 lots
- 208 Victoria Road
SP107840 · 24 lots
- 157 Victoria Road
SP13522 · 23 lots
- 129 Victoria Road
SP52066 · 19 lots
- 220 Victoria Road
SP4328 · 17 lots
- 167 Victoria Road
SP722 · 16 lots
- 177 Victoria Road
SP11276 · 16 lots
More buildings managed by PICA Services Pty Ltd
- 60 Drumalbyn Road, Bellevue Hill
SP893 · 22 lots
- 167 Victoria Road, Bellevue Hill
SP722 · 16 lots
- 42 Fairfax Road, Bellevue Hill
SP349 · 14 lots
- 30 Fairfax Road, Bellevue Hill
SP258 · 12 lots
- 29 Fairfax Road, Bellevue Hill
SP548 · 12 lots
- 23 Bellevue Road, Bellevue Hill
SP67951 · 8 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 16 Sept 2025 | Lot 2 68 m² | $1,110,000 |
| 6 May 2025 | Lot 1 68 m² | $1,000,000 |
| 26 June 2024 | Lot 18 68 m² | $1,225,000 |
| 27 Mar 2024 | Lot 16 66 m² | $1,176,000 |
| 18 Apr 2023 | Lot 4 65 m² | $1,036,000 |
| 20 Mar 2023 | Lot 17 68 m² | $1,200,000 |
| 29 Oct 2021 | Lot 2 68 m² | $1,040,000 |
| 3 Mar 2021 | Lot 1 68 m² | $893,000 |
| 2 Dec 2020 | Lot 5 68 m² | $885,000 |
| 6 Aug 2020 | Lot 14 68 m² | $1,068,000 |
29 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 · 6 storeys · 10 dwellings
Estimated cost: $3.0M · Assessed by Woollahra Municipal Council
Development Application
DeterminedNearbyAlterations and additions to residential development
PAN-136212
Development Application
DeterminedNearbyResidential flat building, Alterations or additions to an existing building or structure, Minor building alterations (external)
PAN-630905
Development Application
WithdrawnNearbyDwelling house, Alterations or additions to an existing building or structure, Swimming pool
PAN-434544
Looking for the builder or developer?
Search for the application number (e.g., PAN-136212) 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 Woollahra local government area, not this specific property.
Crime rates in Woollahra LGA are 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
BELLEVUE HILL, NSW 2023
Transport Accessibility
Transport Score: C
Moderate public transport access
Nearest Train
Bondi Junction
1.2km away · ~15 min walk
Nearest Ferry
Rose Bay
1.7km away · ~21 min walk
Bus Stops
26 within 500m · 71 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
7
Listings within 200m
$203
Median / Night
0
Commercial Hosts
2
High Availability
Listing Types
Nearest Listings
Private Room in Bondi/Bellevue Hill
$180
/night
2BR Apartment with Sea View
N/A
Tranquil eastern suburbs getaway
$281
/night
Welcome to Casa Bella
$150
/night
1.5 Bed Bellevue Hill Garden Unit
$300
/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.
BUILDING BASICS
- Lots
- 18
- Residential
- 18
- Year built
- 1986
- LGA
- WOOLLAHRA