AT A GLANCE
18
total lots in this scheme
Managed by PICA Services Pty Ltd. Located in Manly, NSW. 604 other strata plans nearby
Lots
18
Year built
1986
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
115-117 Sydney Road is an 18-lot residential strata scheme in Manly, registered in 1986 and now about 40 years old. It is managed by PICA Services Pty Ltd and is one of 605 strata plans in Manly (Northern Beaches council area). Every unit at 115-117 Sydney Road (lots 1–18) is part of strata scheme SP30901, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP30901.
Buyer's snapshot
Everything a buyer should know about 115-117 Sydney 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
- SP30901
- Registered
- 1986-05-12
- LGA
- NORTHERN BEACHES
- Postcode
- 2095
Lot Breakdown
- Total Lots
- 18
- Residential
- 18
Building Age
40
years old
Registered 12 May 1986
Significant capital expenditure expected — plumbing, electrical, facade repairs. Special levies are common for buildings this age
Strata Manager
Disputes in Manly
No published decision names this building. Across Manly, 15 decisions name a strata plan — spread over 14 buildings.
- NCAT (tribunal)
- 10
- Court
- 5
- Buildings involved
- 14 of 605
- Per 1,000 lots
- 2.01 (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 Manly suburb profile.
Comparable Buildings in Manly
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 3 Osborne Road SP2300 | 18 |
| 14-18 Marshall Street SP2935 | 18 |
| 2-4 Pine Street SP44635 Managed by Jameson & Associates Unit Services Pty Ltd | 18 |
| 14 Pacific Street SP16025 | 18 |
| 11 Stuart Street SP1956 Managed by Strata Life Pty Ltd | 18 |
| 53 Wood Street SP3288 Managed by Purely Apartments Pty Ltd | 18 |
Comparables are other strata plans in Manly with similar lot counts.
Other strata buildings on Sydney Road
- 48-52 Sydney Road
SP45730 · 104 lots
- 21-25 Sydney Road
SP15170 · 15 lots
- 97-109 Sydney Road
SP14887 · 14 lots
- 69 Sydney Road
SP2604 · 12 lots
- 63 Sydney Road
SP61448 · 11 lots
- 100-104 Sydney Road
SP32518 · 10 lots
- 12 Sydney Road
SP20699 · 7 lots
- 121 Sydney Road
SP1917 · 6 lots
More buildings managed by PICA Services Pty Ltd
- 2-8 Darley Road, Manly
SP61591 · 59 lots
- 51 Ashburner Street, Manly
SP2398 · 44 lots
- 26 Whistler Street, Manly
SP101407 · 41 lots
- 81 West Esplanade, Manly
SP2174 · 36 lots
- 4 Ashburner Street, Manly
SP3471 · 36 lots
- 22 Darley Road, Manly
SP32861 · 34 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 20 Dec 2025 | Lot 7 | $1,465,000 |
| 5 Nov 2025 | Lot 13 | $1,075,000 |
| 26 Aug 2024 | Lot 15 | $475,000 |
| 7 Mar 2024 | Lot 12 | $1,510,000 |
| 4 Aug 2022 | Lot 5 | $985,000 |
| 1 Sept 2021 | Lot 9 | $1,785,000 |
| 29 Aug 2018 | Lot 11 | $1,051,000 |
| 14 Mar 2017 | Lot 4 | $1,150,000 |
| 11 Mar 2017 | Lot 9 | $1,405,000 |
| 1 Apr 2016 | Lot 12 | $1,175,000 |
22 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 · 1 dwelling
Estimated cost: $26K · Assessed by Northern Beaches Council
Development Application
DeterminedNearbyAlterations or additions to an existing building or structure, Semi-detached dwelling, Residential Accommodation
PAN-498527
Development Application
DeterminedNearbyAttached dwelling, Alterations or additions to an existing building or structure
PAN-590513
Development Application
DeterminedNearbyDwelling house, Alterations or additions to an existing building or structure
PAN-505766
Looking for the builder or developer?
Search for the application number (e.g., PAN-498527) 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 Northern Beaches local government area, not this specific property.
Crime rates in Northern Beaches 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
MANLY, NSW 2095
Transport Accessibility
Transport Score: C
Moderate public transport access
Nearest Ferry
Manly
585m away · ~7 min walk
Bus Stops
30 within 500m · 82 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
19
Listings within 200m
$327
Median / Night
3
Commercial Hosts
11
High Availability
Listing Types
Nearest Listings
Manly Sea View Apartment
$450
/night
Light, bright Manly 'Sky Bunker'
$615
/night
Sensational Penthouse with Ocean and Harbour Views
$587
/night
Spacious penthouse fabulous harbour/ocean views
$599
/night
Charming Apartment Manly
$227
/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
Manly Village PS
primary
Secondary
NBSC Balgowlah Boys
high boys
NBSC Freshwater Snr
high coed
NBSC Mackellar Girls
high girls
The Forest HS
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
- NORTHERN BEACHES