AT A GLANCE
16
total lots in this scheme
Managed by Integrated Property Management Pty Ltd. Located in Manly, NSW. 604 other strata plans nearby
Lots
16
Year built
2000
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
11-13 Pittwater Road is a 16-lot mixed-use strata scheme in Manly, registered in 2000 and now about 25 years old. It is managed by Integrated Property Management Pty Ltd and is one of 605 strata plans in Manly (Northern Beaches council area). Every unit at 11-13 Pittwater Road (lots 1–16) is part of strata scheme SP63998, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP63998.
Buyer's snapshot
Everything a buyer should know about 11-13 Pittwater 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
- SP63998
- Registered
- 2000-11-03
- LGA
- NORTHERN BEACHES
- Postcode
- 2095
Lot Breakdown
- Total Lots
- 16
- Residential
- 13
- Commercial
- 2
- Utility
- 1
Building Age
25
years old
Registered 3 November 2000
Major waterproofing and roofing repairs are common at this age. Review the 10-year capital works plan
Strata Manager
Licence: 912052
Last AGM: 21 August 2023
Possibly overdueAbout 3 years agoNSW strata schemes must hold an AGM at least once every 12 months.
Annual Reporting
31 Oct 2023
Status
active
Disputes in Manly
No published decision names this building. Across Manly, 15 decisions name a strata plan — spread over 14 buildings.
- NCAT (tribunal)
- 10
- Court
- 5
- Buildings involved
- 14 of 605
- Per 1,000 lots
- 2.01 (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 Manly suburb profile.
Comparable Buildings in Manly
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 41-42 East Esplanade SP74685 Managed by PICA Services Pty Ltd | 16 |
| 28 Victoria Parade SP2217 Managed by PICA Services Pty Ltd | 16 |
| 37 The Crescent SP1715 Managed by Beaches Strata Pty Ltd | 16 |
| 38-42 The Corso SP18046 | 16 |
| 29 The Crescent SP1986 Managed by Bright & Duggan Pty Ltd | 16 |
| 104 Darley Road SP3383 Managed by Strata Master Pty Ltd | 16 |
Comparables are other strata plans in Manly with similar lot counts.
Other strata buildings on Pittwater Road
- 254 Pittwater Road
SP4342 · 33 lots
- 51 Pittwater Road
SP61237 · 29 lots
- 53-57 Pittwater Road
SP85779 · 28 lots
- 19 Pittwater Road
SP10146 · 24 lots
- 7-9 Pittwater Road
SP57523 · 21 lots
- 71 Pittwater Road
SP8017 · 18 lots
- 62-64 Pittwater Road
SP93146 · 18 lots
- 53-57 Pittwater Road
SP86250 · 11 lots
More buildings managed by Integrated Property Management Pty Ltd
- 35-36 East Esplanade, Manly
SP3235 · 78 lots
- 51-53 The Crescent, Manly
SP3840 · 78 lots
- 37-38 East Esplanade, Manly
SP3035 · 72 lots
- 8-28 The Corso, Manly
SP86845 · 60 lots
- 132 Bower Street, Manly
SP1231 · 54 lots
- 91 West Esplanade, Manly
SP1760 · 54 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 3 Dec 2025 | Lot 6 | $1,225,000 |
| 9 Oct 2025 | Lot 9 | $1,225,000 |
| 15 July 2025 | Lot 10 | $1,400,000 |
| 1 July 2025 | Lot 14 | $935,000 |
| 14 Nov 2024 | Lot 13 | $1,675,000 |
| 11 Apr 2024 | Lot 5 | $996,300 |
| 2 July 2021 | Lot 12 | $2,150,000 |
| 2 Sept 2020 | Lot 1 | $820,000 |
| 5 June 2020 | Lot 14 | $682,000 |
| 28 Nov 2017 | Lot 9 | $925,000 |
31 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 · 15 dwellings
Estimated cost: $14.5M · Assessed by Northern Beaches Council
Development Application
DeterminedNearbyShop top housing, Alterations or additions to an existing building or structure, Change of use of land or a building or the classification of a building under the Building Code of Australia, Retail Premise
PAN-588540
Development Application
DeterminedNearbyDemolition, Residential flat building, Other
PAN-294986
Development Application
DeterminedAlterations and additions to residential development
PAN-90010
Looking for the builder or developer?
Search for the application number (e.g., PAN-588540) 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 Northern Beaches local government area, not this specific property.
Crime rates in Northern Beaches 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
MANLY, NSW 2095
Transport Accessibility
Transport Score: C
Moderate public transport access
Nearest Ferry
Manly
503m away · ~6 min walk
Bus Stops
35 within 500m · 78 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
33
Listings within 200m
$265
Median / Night
3
Commercial Hosts
18
High Availability
Listing Types
Nearest Listings
My home next to Manly beach
N/A
Seaside Abode
$300
/night
Manly Beach Ivanhoe Apartment
$550
/night
2 bedder Parkview in Manly Beach
$405
/night
Studios @ Manly | 3min walk to Corso & Manly Beach
$228
/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
Manly Village PS
primary
Secondary
NBSC Balgowlah Boys
high boys
NBSC Freshwater Snr
high coed
NBSC Mackellar Girls
high girls
The Forest 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
Integrated Property Management Pty Ltd
View profile →
- Licence
- 912052
- Last AGM
- Aug 2023
- Status
- active
BUILDING BASICS
- Lots
- 16
- Residential
- 13
- Commercial
- 2
- Utility
- 1
- Year built
- 2000
- LGA
- NORTHERN BEACHES