AT A GLANCE
10
total lots in this scheme
Managed by Smarta Strata Pty Limited. Located in Casula, NSW. 136 other strata plans nearby
Lots
10
Year built
2002
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
38-44 Verbena Avenue is a 10-lot residential strata scheme in Casula, registered in 2002 and now about 24 years old. It is managed by Smarta Strata Pty Limited and is one of 137 strata plans in Casula (Liverpool council area). Every unit at 38-44 Verbena Avenue (lots 1–10) is part of strata scheme SP67948, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP67948.
Buyer's snapshot
Everything a buyer should know about 38-44 Verbena 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
- SP67948
- Registered
- 2002-05-16
- LGA
- LIVERPOOL
- Postcode
- 2170
Lot Breakdown
- Total Lots
- 10
- Residential
- 10
Building Age
24
years old
Registered 16 May 2002
Major waterproofing and roofing repairs are common at this age. Review the 10-year capital works plan
Strata Manager
Licence: 1011345
Last AGM: 12 January 2025
Possibly overdueAbout 1 year agoNSW strata schemes must hold an AGM at least once every 12 months.
Annual Reporting
13 Jan 2025
Status
active
Disputes in Casula
No published NCAT or court decision names a strata plan in Casula — including this building. That is not the same as no disputes: most strata disputes settle or are decided without a published judgment, and only decisions that name a plan number can be matched to a building at all.
Comparable Buildings in Casula
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 16-18 Carnation Avenue SP77463 Managed by All Suburbs Strata Management Pty Ltd | 10 |
| 1-3 Myall Road SP70040 Managed by Independent Unit Management Pty Ltd | 10 |
| 27-29 Marjorie Close SP78388 Managed by TVSL Strata Pty Ltd | 10 |
| 5 Gilmore Road SP77097 Managed by PICA Services Pty Ltd | 10 |
| 6 Plum Close SP57369 Managed by All Suburbs Strata Management Pty Ltd | 10 |
| 50-52 Marsh Parade SP106128 | 10 |
Comparables are other strata plans in Casula with similar lot counts.
More buildings managed by Smarta Strata Pty Limited
- 39 Doncaster Avenue, Casula
SP63830 · 7 lots
- 19 Myall Road, Casula
SP73161 · 7 lots
- 650-652 Hume Highway, Casula
SP74066 · 7 lots
- 10-12 Doomben Close, Casula
SP47762 · 6 lots
- 154-156 Leacocks Lane, Casula
SP69392 · 6 lots
- 19 Cusack Avenue, Casula
SP76500 · 5 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 14 Oct 2025 | Lot 10 | $820,000 |
| 20 Oct 2024 | Lot 9 | $797,000 |
| 26 May 2024 | Lot 5 | $750,000 |
| 21 Mar 2024 | Lot 7 | $220,000 |
| 3 Apr 2022 | Lot 5 | $650,500 |
| 12 June 2020 | Lot 4 | $495,000 |
| 23 Feb 2018 | Lot 8 | $640,000 |
| 5 July 2017 | Lot 2 | $585,000 |
| 21 Mar 2017 | Lot 5 | $540,000 |
| 2 Nov 2015 | Lot 1 | $535,000 |
30 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 · 3 storeys · 1 dwelling
Estimated cost: $2.2M · Assessed by Liverpool City Council
Development Application
DeterminedNearbyDemolition, Signage, Centre based childcare, Garages, carports and car parking spaces
PAN-326590
Looking for the builder or developer?
Search for the application number (e.g., PAN-326590) 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 Liverpool local government area, not this specific property.
Crime rates in Liverpool 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
CASULA, NSW 2170
Transport Accessibility
Transport Score: C
Moderate public transport access
Nearest Train
Casula
1.3km away · ~16 min walk
Bus Stops
9 within 500m · 65 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
Casula PS
primary
Secondary
Casula 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
- 10
- Residential
- 10
- Year built
- 2002
- LGA
- LIVERPOOL