AT A GLANCE
5
total lots in this scheme
Managed by PICA Services Pty Ltd. Located in Naremburn, NSW. 95 other strata plans nearby
Lots
5
Year built
1992
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
40 Waters Road is a 5-lot residential strata scheme in Naremburn, registered in 1992 and now about 34 years old. It is managed by PICA Services Pty Ltd and is one of 96 strata plans in Naremburn (Willoughby council area). Every unit at 40 Waters Road (lots 1–5) is part of strata scheme SP42358, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP42358.
Buyer's snapshot
Everything a buyer should know about 40 Waters 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
- SP42358
- Registered
- 1992-10-20
- LGA
- WILLOUGHBY
- Postcode
- 2065
Lot Breakdown
- Total Lots
- 5
- Residential
- 5
Building Age
34
years old
Registered 20 October 1992
Significant capital expenditure expected — plumbing, electrical, facade repairs. Special levies are common for buildings this age
Strata Manager
Licence: 10116358
Last AGM: 4 May 2025
Possibly overdueAbout 1 year agoNSW strata schemes must hold an AGM at least once every 12 months.
Annual Reporting
29 May 2025
Status
active
Disputes in Naremburn
No published decision names this building. Across Naremburn, 2 decisions name a strata plan — spread over 2 buildings.
- NCAT (tribunal)
- 1
- Court
- 1
- Buildings involved
- 2 of 96
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. A per-1,000-lot rate isn't shown: Naremburn has 1,326 lots, small enough that a single litigious building would move it several-fold. 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 Naremburn suburb profile.
Comparable Buildings in Naremburn
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 36 Park Road SP57497 Managed by Bright & Duggan Pty Ltd | 5 |
| 15 Station Street SP53505 Managed by Integrated Property Management Pty Ltd | 5 |
| 38-40 Park Road SP56728 Managed by Strata Partners Pty Ltd | 6 |
| 1 Central Street SP15936 | 6 |
| 5 Parkes Street SP50931 Managed by PICA Services Pty Ltd | 6 |
| 165 Willoughby Road SP55820 Managed by Bright & Duggan Pty Ltd | 6 |
Comparables are other strata plans in Naremburn with similar lot counts.
Other strata buildings on Waters Road
- 44 Waters Road
SP62112 · 8 lots
- 13-15 Waters Road
SP11180 · 4 lots
- 60 Waters Road
SP62518 · 4 lots
- 58 Waters Road
SP62869 · 3 lots
- 50 Waters Road
SP33888 · 2 lots
- 19 Waters Road
SP33938 · 2 lots
More buildings managed by PICA Services Pty Ltd
- 167 Willoughby Road, Naremburn
SP32322 · 38 lots
- 5 Parkes Street, Naremburn
SP50931 · 6 lots
- 1 Olympia Road, Naremburn
SP38816 · 4 lots
- 343-357 Pitt Street, Sydney
SP55792 · 600 lots
- 330 Church Street, Parramatta
SP94469 · 376 lots
- 28 Harbour Street, Sydney
SP61667 · 369 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 28 Apr 2023 | Lot 3 | $1,875,000 |
| 16 Feb 2023 | Lot 1 | $2,050,000 |
| 20 Apr 2022 | Lot 5 | $1,900,000 |
| 4 Nov 2013 | Lot 3 | $1,040,000 |
| 26 June 2013 | Lot 5 | $1,015,000 |
| 11 May 2013 | Lot 1 | $1,028,000 |
| 30 Jan 2007 | Lot 3 | $600,000 |
| 17 Oct 2005 | Lot 1 | $625,000 |
| 30 July 2004 | Lot 2 | $630,000 |
| 16 Apr 2003 | Lot 4 | $540,000 |
12 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 Willoughby local government area, not this specific property.
Crime rates in Willoughby 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
NAREMBURN, NSW 2065
Transport Accessibility
Transport Score: B
Good public transport access
Nearest Train
St Leonards
744m away · ~9 min walk
Nearest Metro
Crows Nest
1.1km away · ~14 min walk
Bus Stops
4 within 500m · 28 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
Cammeray PS
primary
Secondary
Chatswood 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
- 5
- Residential
- 5
- Year built
- 1992
- LGA
- WILLOUGHBY