AT A GLANCE
10
total lots in this scheme
Managed by PICA Services Pty Ltd. Located in Epping, NSW. 285 other strata plans nearby
Lots
10
Year built
1988
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
11 Garland Avenue is a 10-lot residential strata scheme in Epping, registered in 1988 and now about 38 years old. It is managed by PICA Services Pty Ltd and is one of 286 strata plans in Epping (City of Parramatta council area). Every unit at 11 Garland Avenue (lots 1–10) is part of strata scheme SP32891, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP32891.
Buyer's snapshot
Everything a buyer should know about 11 Garland 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
- SP32891
- Registered
- 1988-02-02
- LGA
- CITY OF PARRAMATTA
- Postcode
- 2121
Lot Breakdown
- Total Lots
- 10
- Residential
- 10
Building Age
38
years old
Registered 2 February 1988
Significant capital expenditure expected — plumbing, electrical, facade repairs. Special levies are common for buildings this age
Strata Manager
Licence: 10116358
Last AGM: 30 September 2025
About 1 year ago
Annual Reporting
31 Oct 2025
Status
active
Disputes in Epping
No published decision names this building. Across Epping, 6 decisions name a strata plan — spread over 3 buildings.
- NCAT (tribunal)
- 4
- Court
- 2
- Buildings involved
- 3 of 286
- Per 1,000 lots
- 0.78 (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 Epping suburb profile.
Comparable Buildings in Epping
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 13-15 Ray Road SP995 Managed by PICA Services Pty Ltd | 10 |
| 64 Oxford Street SP5771 | 10 |
| 4-6 Grandview Parade SP60717 Managed by PICA Services Pty Ltd | 10 |
| 20 Essex Street SP68655 Managed by PICA Services Pty Ltd | 10 |
| 41 Bridge Street SP5357 | 10 |
| 52-54 Third Avenue SP44363 Managed by Strata One Pty Ltd | 10 |
Comparables are other strata plans in Epping with similar lot counts.
More buildings managed by PICA Services Pty Ltd
- 8 Maida Road, Epping
SP98821 · 62 lots
- 2 Pembroke Street, Epping
SP33412 · 53 lots
- 1-9 Cottee Drive, Epping
SP34706 · 51 lots
- 25-29 Carlingford Road, Epping
SP22796 · 39 lots
- 11 Pembroke Street, Epping
SP1539 · 36 lots
- 38 Cambridge Street, Epping
SP1185 · 33 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 23 Sept 2023 | Lot 6 | $1,465,000 |
| 7 May 2012 | Lot 10 | $715,500 |
| 13 Feb 2009 | Lot 5 | $570,000 |
| 19 Jan 2007 | Lot 6 | $540,000 |
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 · 1 storey · 2 dwellings
Estimated cost: $120K · Assessed by City of Parramatta Council
Development Application
DeterminedNearbyAlterations and additions to residential development
PAN-100130
Development Application
WithdrawnNearbyAlterations and additions to residential development
PAN-89235
Development Application
DeterminedNearbyDwelling house, Erection of a new structure, Landscaping structures
PAN-490254
Looking for the builder or developer?
Search for the application number (e.g., PAN-100130) 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.
Neighbourhood
Suburb Profile
EPPING, NSW 2121
Transport Accessibility
Transport Score: A
Excellent public transport access
Nearest Train
Epping
544m away · ~7 min walk
Bus Stops
13 within 500m · 74 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
Epping WPS
primary
Secondary
Carlingford HS
high coed
Cheltenham GHS
high girls
Epping BHS
high boys
Source: NSW Department of Education. Catchment zones are updated nightly and subject to change. Visit School Finder for official information.
BUILDING BASICS
- Lots
- 10
- Residential
- 10
- Year built
- 1988
- LGA
- CITY OF PARRAMATTA