AT A GLANCE
15
total lots in this scheme
Managed by Southern Strata Management Pty Ltd. Located in Sylvania, NSW. 196 other strata plans nearby
Lots
15
Year built
1989
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
11-21 Florida Street is a 15-lot residential strata scheme in Sylvania, registered in 1989 and now about 37 years old. It is managed by Southern Strata Management Pty Ltd and is one of 197 strata plans in Sylvania (Sutherland Shire council area). Every unit at 11-21 Florida Street (lots 1–15) is part of strata scheme SP34821, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP34821.
Buyer's snapshot
Everything a buyer should know about 11-21 Florida 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
- SP34821
- Registered
- 1989-05-25
- LGA
- SUTHERLAND SHIRE
- Postcode
- 2224
Lot Breakdown
- Total Lots
- 15
- Residential
- 15
Building Age
37
years old
Registered 25 May 1989
Significant capital expenditure expected — plumbing, electrical, facade repairs. Special levies are common for buildings this age
Strata Manager
Licence: 10059268
Last AGM: 1 December 2025
10 months ago
Annual Reporting
30 Jan 2026
Status
active
Disputes in Sylvania
No published NCAT or court decision names a strata plan in Sylvania — including this building. That is not the same as no disputes: most strata disputes settle or are decided without a published judgment, and only decisions that name a plan number can be matched to a building at all.
Comparable Buildings in Sylvania
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 1-9 Ellis Street SP66479 Managed by Southern Strata Management Pty Ltd | 15 |
| 36-40 Port Hacking Road SP41865 Managed by Michael Roberts Strata Management Services Pty Ltd | 15 |
| 197-199 Box Road SP45376 Managed by StrataBee Pty Ltd | 16 |
| 32-36 Princes Highway SP96262 Managed by Michael Roberts Strata Management Services Pty Ltd | 16 |
| 93 Evelyn Street SP32858 Managed by StrataBee Pty Ltd | 14 |
| 81-85 Evelyn Street SP35821 Managed by Peter Clisdell Pty Ltd | 14 |
Comparables are other strata plans in Sylvania with similar lot counts.
Other strata buildings on Florida Street
- 1-9 Florida Street
SP71777 · 25 lots
- 4-8 Florida Street
SP93003 · 9 lots
- 27 Florida Street
SP38613 · 2 lots
- 20 Florida Street
SP45302 · 2 lots
More buildings managed by Southern Strata Management Pty Ltd
- 1-9 Ellis Street, Sylvania
SP66479 · 15 lots
- 31-33 Canberra Road, Sylvania
SP30525 · 8 lots
- 64-68 Port Hacking Road, Sylvania
SP18902 · 5 lots
- 491-497 President Avenue, Sutherland
SP35398 · 69 lots
- 68 Eton Street, Sutherland
SP85881 · 62 lots
- 113-125 Karimbla Road, Miranda
SP31561 · 61 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 10 July 2025 | Lot 14 | $1,520,000 |
| 22 Apr 2025 | Lot 6 | $1,950,000 |
| 12 Mar 2022 | Lot 7 | $1,365,000 |
| 28 Oct 2021 | Lot 1 | $1,600,000 |
| 28 Oct 2019 | Lot 3 | $1,175,000 |
| 8 Aug 2018 | Lot 14 | $1,128,888 |
| 7 Apr 2017 | Lot 3 | $1,285,000 |
| 19 Mar 2010 | Lot 2 | $815,000 |
| 4 Apr 2008 | Lot 2 | $755,000 |
| 28 Mar 2008 | Lot 5 | $765,000 |
15 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.
Crime Statistics
These statistics cover the entire Sutherland Shire local government area, not this specific property.
Crime rates in Sutherland Shire 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
SYLVANIA, NSW 2224
Transport Accessibility
Transport Score: D
Limited public transport access
Bus Stops
8 within 500m · 34 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
1
Listings within 200m
$491
Median / Night
0
Commercial Hosts
1
High Availability
Listing Types
Nearest Listings
Sydney Waterfront Retreat
$491
/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
Sylvania PS
primary
Secondary
Sylvania 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
Southern Strata Management Pty Ltd
View profile →
- Licence
- 10059268
- Last AGM
- Dec 2025
- Status
- active
BUILDING BASICS
- Lots
- 15
- Residential
- 15
- Year built
- 1989
- LGA
- SUTHERLAND SHIRE