AT A GLANCE
11
total lots in this scheme
Managed by PICA Services Pty Ltd. Located in Belrose, NSW. 30 other strata plans nearby
Lots
11
Year built
2004
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
11 Niven Place is an 11-lot residential strata scheme in Belrose, registered in 2004 and now about 21 years old. It is managed by PICA Services Pty Ltd and is one of 31 strata plans in Belrose (Northern Beaches council area). Every unit at 11 Niven Place (lots 1–11) is part of strata scheme SP73097, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP73097.
Buyer's snapshot
Everything a buyer should know about 11 Niven Place, 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
- SP73097
- Registered
- 2004-11-04
- LGA
- NORTHERN BEACHES
- Postcode
- 2085
Lot Breakdown
- Total Lots
- 11
- Residential
- 11
Building Age
21
years old
Registered 4 November 2004
Major waterproofing and roofing repairs are common at this age. Review the 10-year capital works plan
Strata Manager
Licence: 10116358
Last AGM: 2 March 2025
Possibly overdueAbout 1 year agoNSW strata schemes must hold an AGM at least once every 12 months.
Annual Reporting
17 Apr 2025
Status
active
Disputes in Belrose
No published NCAT or court decision names a strata plan in Belrose — 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 Belrose
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 5 Narabang Way SP64716 Managed by Exec-Estate Strata Pty Ltd | 11 |
| 54 Glen Street SP70241 Managed by Jamesons Strata Management Northern Beaches Pty Ltd | 13 |
| 6 Narabang Way SP57470 Managed by Metro Asset Management Pty Ltd | 7 |
| 107-109 Forest Way SP75839 Managed by Strata Real Estate Services Pty Ltd | 7 |
| 13-43 Childs Circuit SP70288 Managed by Strata Partners Pty Ltd | 16 |
| 1 Drew Place SP103338 Managed by Strata Plus Pty Ltd | 6 |
Comparables are other strata plans in Belrose with similar lot counts.
More buildings managed by PICA Services Pty Ltd
- 36 Pringle Avenue, Belrose
SP98214 · 6 lots
- 343-357 Pitt Street, Sydney
SP55792 · 600 lots
- 330 Church Street, Parramatta
SP94469 · 376 lots
- 28 Harbour Street, Sydney
SP61667 · 369 lots
- 400 Wattle Street, Ultimo
SP57895 · 337 lots
- 9 Kent Road, Mascot
SP94686 · 314 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 20 June 2025 | Lot 1 | $2,000,000 |
| 20 Jan 2024 | Lot 3 | $1,870,000 |
| 30 Nov 2019 | Lot 4 | $1,530,000 |
| 26 June 2017 | Lot 9 | $1,310,000 |
| 13 May 2016 | Lot 1 | $1,300,000 |
| 29 Feb 2016 | Lot 11 | $1,200,000 |
| 20 Apr 2015 | Lot 8 | $1,040,000 |
| 7 May 2013 | Lot 2 | $840,000 |
| 18 June 2011 | Lot 9 | $800,000 |
| 12 Apr 2011 | Lot 4 | $785,700 |
26 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.
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
BELROSE, NSW 2085
Transport Accessibility
Transport Score: D
Limited public transport access
Bus Stops
6 within 500m · 28 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
$461
Median / Night
0
Commercial Hosts
1
High Availability
Listing Types
Nearest Listings
Modern spacious 5-bedroom home in Northern Beaches
$461
/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
Belrose PS
primary
Secondary
Davidson 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
- 11
- Residential
- 11
- Year built
- 2004
- LGA
- NORTHERN BEACHES