AT A GLANCE
117
total lots in this scheme
Managed by Bright & Duggan Pty Ltd. Located in Miranda, NSW. 349 other strata plans nearby
Lots
117
Year built
1996
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
25-27 Kiora Road is a large 117-lot residential strata scheme in Miranda, registered in 1996 and now about 30 years old. It is managed by Bright & Duggan Pty Ltd and is one of 350 strata plans in Miranda (Sutherland Shire council area). Every unit at 25-27 Kiora Road (lots 1–117) is part of strata scheme SP52108, so the levies, by-laws and disputes below apply to all of them. 2 NCAT tribunal decisions name SP52108.
Buyer's snapshot
Everything a buyer should know about 25-27 Kiora 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
- SP52108
- Registered
- 1996-03-13
- LGA
- SUTHERLAND SHIRE
- Postcode
- 2228
Lot Breakdown
- Total Lots
- 117
- Residential
- 117
Building Age
30
years old
Registered 13 March 1996
Significant capital expenditure expected — plumbing, electrical, facade repairs. Special levies are common for buildings this age
Strata Manager
Licence: 119232
Last AGM: 25 November 2025
11 months ago
Annual Reporting
11 Dec 2025
Status
active
Disputes in Miranda
This building is named in 2 published decisions. Across Miranda, 4 decisions name a strata plan.
- NCAT (tribunal)
- 4
- Court
- 0
- Buildings involved
- 3 of 350
- Per 1,000 lots
- 0.83 (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 Miranda suburb profile.
Comparable Buildings in Miranda
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 118-128 Karimbla Road SP62842 Managed by Jamesons Strata Management Sutherland Shire Pty Ltd | 118 |
| 1 Pinnacle Street SP99334 Managed by Austrata Management Pty Ltd | 128 |
| 680 Kingsway SP100713 Managed by Strata Plus Pty Ltd | 102 |
| 40 Pinnacle Street SP97670 Managed by Strata Title Management Group Pty Ltd | 99 |
| 6 Urunga Parade SP99387 Managed by Strata Sense Pty Ltd | 97 |
| 8-12 Wandella Road SP73534 Managed by Strata Title Management Group Pty Ltd | 84 |
Comparables are other strata plans in Miranda with similar lot counts.
Other strata buildings on Kiora Road
- 108-110 Kiora Road
SP15090 · 33 lots
- 2-8 Kiora Road
SP15630 · 24 lots
- 24-26 Kiora Road
SP7381 · 21 lots
- 20 Kiora Road
SP5475 · 18 lots
- 11-15 Kiora Road
SP13469 · 18 lots
- 34-38 Kiora Road
SP54884 · 18 lots
- 40 Kiora Road
SP98754 · 17 lots
- 28-32 Kiora Road
SP49535 · 16 lots
More buildings managed by Bright & Duggan Pty Ltd
- 143 President Avenue, Miranda
SP95533 · 8 lots
- 5 Blackwall Point Road, Chiswick
SP64846 · 495 lots
- 1 Finch Drive, Eastgardens
SP97153 · 487 lots
- 2 Bond Street, Sydney
SP57556 · 406 lots
- 46 Savona Drive, Wentworth Point
SP96216 · 383 lots
- 2 Dawes Road, Belrose
SP32095 · 362 lots
Risk & History
Disputes & Tribunal Cases
2 published court/tribunal decisions involving this strata plan
Cases from NCAT, Supreme Court, Land & Environment Court, and other NSW courts and tribunals.
Other decisions
2Procedural rulings (costs, stays, extensions of time) and matters outside strata law.
Gabriela v The Owners – Strata Plan No. 52108 (No 2)
OtherAPPEALS – costs– special circumstances established – out of the ordinary - s 60 Civil and Administrative Tribunal Act 2013 (NSW) – baseless appeal unsupported by evidence
Gabriela v The Owners – Strata Plan No. 52108
OtherAPPEALS – leave to appeal - procedural fairness – alleged failure to be served – evidence of service
Source: NSW Caselaw. Only published decisions are shown. Many disputes are resolved privately or through mediation and will not appear here. This is not a complete record of all disputes involving this strata plan. Categories are auto-classified and may not be 100% accurate.
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 3 Nov 2025 | Lot 5 | $630,000 |
| 12 Sept 2025 | Lot 31 | $900,000 |
| 23 May 2025 | Lot 3 | $825,000 |
| 10 Oct 2023 | Lot 4 | $736,590 |
| 15 Aug 2023 | Lot 10 | $795,000 |
| 20 Sept 2022 | Lot 35 | $845,000 |
| 27 July 2022 | Lot 21 | $820,000 |
| 11 June 2022 | Lot 16 | $735,000 |
| 27 May 2022 | Lot 28 | $810,000 |
| 29 Apr 2022 | Lot 12 | $725,000 |
36 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 · 30 dwellings
Estimated cost: $5.3M · Assessed by Sutherland Shire Council
Development Application
Pending LodgementNearbyShop top housing, Alterations or additions to an existing building or structure, Erection of a new structure, Retail Premise
PAN-685522
Development Application
DeterminedNearbyDemolition, Shop top housing, Erection of a new structure, Retail Premise
PAN-588181
Looking for the builder or developer?
Search for the application number (e.g., PAN-685522) 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 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
MIRANDA, NSW 2228
Transport Accessibility
Transport Score: A
Excellent public transport access
Nearest Train
Miranda
391m away · ~5 min walk
Bus Stops
26 within 500m · 60 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
2
Listings within 200m
$225
Median / Night
0
Commercial Hosts
1
High Availability
Listing Types
Nearest Listings
Zen Oasis Private Room Miranda
N/A
Miranda | Stylish 1 Bed Near Cronulla & Airport
$225
/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
Miranda PS
primary
Secondary
Port Hacking 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
- 117
- Residential
- 117
- Year built
- 1996
- LGA
- SUTHERLAND SHIRE