AT A GLANCE
13
total lots in this scheme
Managed by Starr and Duggan (Real Estate) Pty Ltd. Located in Merrylands, NSW. 310 other strata plans nearby
Lots
13
Year built
2000
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
29-31 Memorial Avenue is a 13-lot residential strata scheme in Merrylands, registered in 2000 and now about 26 years old. It is managed by Starr and Duggan (Real Estate) Pty Ltd and is one of 311 strata plans in Merrylands (Cumberland council area). Every unit at 29-31 Memorial Avenue (lots 1–13) is part of strata scheme SP63944, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP63944.
Buyer's snapshot
Everything a buyer should know about 29-31 Memorial 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
- SP63944
- Registered
- 2000-09-14
- LGA
- CUMBERLAND
- Postcode
- 2160
Lot Breakdown
- Total Lots
- 13
- Residential
- 13
Building Age
26
years old
Registered 14 September 2000
Significant capital expenditure expected — plumbing, electrical, facade repairs. Special levies are common for buildings this age
Strata Manager
Licence: 1278034
Last AGM: 7 August 2025
About 1 year ago
Annual Reporting
6 Nov 2025
Status
active
Disputes in Merrylands
No published decision names this building. Across Merrylands, 4 decisions name a strata plan — spread over 2 buildings.
- NCAT (tribunal)
- 2
- Court
- 2
- Buildings involved
- 2 of 311
- Per 1,000 lots
- 0.74 (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 Merrylands suburb profile.
Comparable Buildings in Merrylands
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 126 Merrylands Road SP85029 Managed by Centenary Park Management Pty Ltd | 13 |
| 26-28 Oxford Street SP21864 Managed by Starr and Duggan (Real Estate) Pty Ltd | 13 |
| 102-104 Lackey Street SP77418 Managed by O'Connors Strata & Property Specialists Pty. Ltd. | 14 |
| 56-58 Neil Street SP60248 Managed by O'Connors Strata & Property Specialists Pty. Ltd. | 14 |
| 82-84 Walpole Street SP65018 Managed by Premier Strata Management Pty Ltd | 14 |
| 57 Newman Street SP62922 Managed by Starr and Duggan (Real Estate) Pty Ltd | 14 |
Comparables are other strata plans in Merrylands with similar lot counts.
Other strata buildings on Memorial Avenue
- 30-36 Memorial Avenue
SP64473 · 26 lots
- 37-39 Memorial Avenue
SP36974 · 24 lots
- 43-49 Memorial Avenue
SP64471 · 24 lots
- 44-46 Memorial Avenue
SP37436 · 12 lots
- 38-40 Memorial Avenue
SP80950 · 12 lots
- 41 Memorial Avenue
SP33294 · 10 lots
- 48 Memorial Avenue
SP73699 · 6 lots
More buildings managed by Starr and Duggan (Real Estate) Pty Ltd
- 36-38 Addlestone Road, Merrylands
SP50551 · 26 lots
- 14-20 Birmingham Street, Merrylands
SP40094 · 24 lots
- 18-24 Oxford Street, Merrylands
SP20065 · 23 lots
- 529 Merrylands Road, Merrylands
SP58010 · 20 lots
- 3-7 Burford Street, Merrylands
SP61097 · 20 lots
- 30-34 Manchester Street, Merrylands
SP39270 · 18 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 26 Sept 2025 | Lot 6 | $540,000 |
| 6 May 2025 | Lot 9 | $523,000 |
| 20 Feb 2024 | Lot 4 | $470,000 |
| 8 July 2020 | Lot 11 | $408,000 |
| 4 May 2020 | Lot 10 | $425,000 |
| 30 Oct 2019 | Lot 3 | $440,000 |
| 31 May 2018 | Lot 12 | $480,000 |
| 29 July 2015 | Lot 9 | $491,000 |
| 11 Apr 2015 | Lot 4 | $432,000 |
| 23 Oct 2012 | Lot 6 | $350,000 |
24 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
Modification Application
Additional Information RequestedNearbyResidential flat building
PAN-153304
Modification Application
DeterminedNearbyResidential flat building, Garages, carports and car parking spaces
PAN-331914
Modification Application
DeterminedNearbyMulti-dwelling housing
PAN-178696
Looking for the builder or developer?
Search for the application number (e.g., PAN-153304) 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 Cumberland local government area, not this specific property.
Crime rates in Cumberland LGA are similar to 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
MERRYLANDS, NSW 2160
Transport Accessibility
Transport Score: A
Excellent public transport access
Nearest Train
Merrylands
444m away · ~6 min walk
Bus Stops
29 within 500m · 82 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
$180
Median / Night
1
Commercial Hosts
1
High Availability
Listing Types
Nearest Listings
Chic 3Bd2Bth Apt Close 2 Parramatta Train CBD Shop
$180
/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
Merrylands EPS
primary
Secondary
Merrylands 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
Starr and Duggan (Real Estate) Pty Ltd
View profile →
- Licence
- 1278034
- Last AGM
- Aug 2025
- Status
- active
BUILDING BASICS
- Lots
- 13
- Residential
- 13
- Year built
- 2000
- LGA
- CUMBERLAND