AT A GLANCE
7
total lots in this scheme
Managed by PICA Services Pty Ltd. Located in Mosman, NSW. 816 other strata plans nearby
Lots
7
Year built
1996
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
98 Spit Road is a 7-lot residential strata scheme in Mosman, registered in 1996 and now about 30 years old. It is managed by PICA Services Pty Ltd and is one of 817 strata plans in Mosman (Mosman council area). Every unit at 98 Spit Road (lots 1–7) is part of strata scheme SP52261, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP52261.
Buyer's snapshot
Everything a buyer should know about 98 Spit 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
- SP52261
- Registered
- 1996-04-15
- LGA
- MOSMAN
- Postcode
- 2088
Lot Breakdown
- Total Lots
- 7
- Residential
- 7
Building Age
30
years old
Registered 15 April 1996
Significant capital expenditure expected — plumbing, electrical, facade repairs. Special levies are common for buildings this age
Strata Manager
Licence: 10116358
Last AGM: 2 September 2025
About 1 year ago
Annual Reporting
25 Sept 2025
Status
active
Disputes in Mosman
No published decision names this building. Across Mosman, 17 decisions name a strata plan — spread over 10 buildings.
- NCAT (tribunal)
- 11
- Court
- 6
- Buildings involved
- 10 of 817
- Per 1,000 lots
- 1.99 (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 Mosman suburb profile.
Comparable Buildings in Mosman
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 44 Harbour Street SP50521 Managed by PICA Services Pty Ltd | 7 |
| 81A Glover Street SP57814 Managed by PICA Services Pty Ltd | 7 |
| 61 Shadforth Street SP10914 | 7 |
| 15 Warringah Road SP34295 Managed by Jameson & Associates Unit Services Pty Ltd | 7 |
| 45 Wolseley Road SP10891 | 7 |
| 774 Military Road SP88318 Managed by Whelan Property Group Pty Ltd | 7 |
Comparables are other strata plans in Mosman with similar lot counts.
Other strata buildings on Spit Road
- 114 Spit Road
SP1648 · 80 lots
- 102 Spit Road
SP2291 · 76 lots
- 164 Spit Road
SP1080 · 56 lots
- 174 Spit Road
SP271 · 54 lots
- 129-133 Spit Road
SP70464 · 42 lots
- 190 Spit Road
SP646 · 41 lots
- 148-152 Spit Road
SP21201 · 41 lots
- 170 Spit Road
SP2930 · 40 lots
More buildings managed by PICA Services Pty Ltd
- 27 Warringah Road, Mosman
SP1154 · 60 lots
- 112-124 Cowles Road, Mosman
SP72636 · 30 lots
- 11 Myahgah Road, Mosman
SP6 · 27 lots
- 154 Raglan Street, Mosman
SP307 · 27 lots
- 492 Military Road, Mosman
SP467 · 27 lots
- 54 Raglan Street, Mosman
SP2081 · 26 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 13 Oct 2025 | Lot 6 | $2,150,000 |
| 14 Nov 2023 | Lot 4 | $1,800,000 |
| 21 Dec 2012 | Lot 6 | $970,000 |
| 11 July 2005 | Lot 7 | $620,000 |
| 13 July 2001 | Lot 4 | $625,000 |
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 · 4 storeys · 10 dwellings
Estimated cost: $1.7M · Assessed by Mosman Municipal Council
Development Application
Under AssessmentNearbyResidential flat building, Alterations or additions to an existing building or structure
PAN-665781
Development Application
DeterminedNearbyResidential flat building, Alterations or additions to an existing building or structure
PAN-609893
Development Application
DeterminedNearbyStratum / community title subdivision
PAN-355145
Looking for the builder or developer?
Search for the application number (e.g., PAN-665781) 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 Mosman local government area, not this specific property.
Crime rates in Mosman 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
MOSMAN, NSW 2088
Transport Accessibility
Transport Score: D
Limited public transport access
Bus Stops
22 within 500m · 73 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
5
Listings within 200m
$256
Median / Night
2
Commercial Hosts
2
High Availability
Listing Types
Nearest Listings
Two bedroom unit in Mosman
$251
/night
Beach Style 2BR Apt, Parking
$261
/night
Ocean Horizon Escape in Mosman | Parking | View
$213
/night
Mosman Views, 2bed, Parking, 15min Walk to Beach
$380
/night
Coastal Style Home Walk to Beach Shops Restaurants
N/A
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
Beauty Pt PS
primary
Secondary
Mosman 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
- 7
- Residential
- 7
- Year built
- 1996
- LGA
- MOSMAN