AT A GLANCE
3
total lots in this scheme
Managed by PICA Services Pty Ltd. Located in Freshwater, NSW. 204 other strata plans nearby
Lots
3
Year built
2014
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
7 Seddon Hill Road is a small 3-lot residential strata scheme in Freshwater, registered in 2014 and now about 12 years old. It is managed by PICA Services Pty Ltd and is one of 205 strata plans in Freshwater (Northern Beaches council area). Every unit at 7 Seddon Hill Road (lots 1–3) is part of strata scheme SP89543, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP89543.
Buyer's snapshot
Everything a buyer should know about 7 Seddon Hill 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
- SP89543
- Registered
- 2014-03-17
- LGA
- NORTHERN BEACHES
- Postcode
- 2096
Lot Breakdown
- Total Lots
- 3
- Residential
- 3
Building Age
12
years old
Registered 17 March 2014
Expect painting, carpet replacement, and lift refurbishment. Check the capital works fund is adequately funded
Strata Manager
Licence: 10116358
Last AGM: 4 June 2025
Possibly overdueAbout 1 year agoNSW strata schemes must hold an AGM at least once every 12 months.
Annual Reporting
1 July 2025
Status
active
Disputes in Freshwater
No published decision names this building. Across Freshwater, 7 decisions name a strata plan — spread over 5 buildings.
- NCAT (tribunal)
- 3
- Court
- 4
- Buildings involved
- 5 of 205
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. A per-1,000-lot rate isn't shown: Freshwater has 2,229 lots, small enough that a single litigious building would move it several-fold. 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 Freshwater suburb profile.
Comparable Buildings in Freshwater
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 15 McDonald Street SP60703 Managed by PICA Services Pty Ltd | 3 |
| 22 Waine Street SP77511 Managed by Strata Real Estate Services Pty Ltd | 3 |
| 67 Undercliff Road SP84593 | 3 |
| 44 Oliver Street SP45269 Managed by LB Lanolin Pty Ltd | 3 |
| 25 Moore Road SP61921 Managed by Martin Alberto Rolon | 3 |
| 6 Moore Road SP86926 Managed by Fresh Strata Pty Limited | 3 |
Comparables are other strata plans in Freshwater with similar lot counts.
Other strata buildings on Seddon Hill Road
- 3 Seddon Hill Road
SP14001 · 4 lots
- 14 Seddon Hill Road
SP67373 · 4 lots
More buildings managed by PICA Services Pty Ltd
- 29-33 Waine Street, Freshwater
SP74891 · 37 lots
- 1 Moore Road, Freshwater
SP23069 · 26 lots
- 28 McDonald Street, Freshwater
SP157 · 24 lots
- 38 Ocean View Road, Freshwater
SP2289 · 24 lots
- 26-30 Waine Street, Freshwater
SP21747 · 21 lots
- 82 Soldiers Avenue, Freshwater
SP1189 · 19 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 4 Oct 2024 | Lot 1 | $2,675,000 |
| 11 Nov 2023 | Lot 2 | $2,184,000 |
| 2 Sept 2023 | Lot 1 | $2,480,000 |
| 5 Nov 2021 | Lot 3 | $1,875,000 |
| 25 May 2019 | Lot 3 | $1,070,000 |
| 19 Sept 2015 | Lot 1 | $1,200,000 |
| 21 Mar 2015 | Lot 2 | $850,000 |
| 13 Sept 2013 | Lot 3 | $683,000 |
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 · 4 dwellings
Estimated cost: $3.9M · Assessed by Northern Beaches Council
Development Application
DeterminedNearbyDemolition, Residential flat building, Erection of a new structure
PAN-374942
Development Application
DeterminedNearbyDwelling house, Erection of a new structure, Garage, carport or carparking space, Swimming pool, Residential Accommodation, Supporting Development
PAN-565742
Development Application
DeterminedNearbyDwelling, Pools / decks / fencing, Balconies, decks, patios, terraces or verandahs, Demolition, Garages, carports and car parking spaces
PAN-27123
Looking for the builder or developer?
Search for the application number (e.g., PAN-374942) 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
FRESHWATER, NSW 2096
Transport Accessibility
Transport Score: D
Limited public transport access
Bus Stops
22 within 500m · 80 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
$270
Median / Night
0
Commercial Hosts
3
High Availability
Listing Types
Nearest Listings
Apartment In Freshwater
$263
/night
Stunning Beach views, top floor Apt, 2 Bdr.
$276
/night
Bright, cosy beachside apartment
N/A
Barefoot to the Beach
$1250
/night
Bohemian Beach Oasis in Freshwater
$193
/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
Harbord 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.
BUILDING BASICS
- Lots
- 3
- Residential
- 3
- Year built
- 2014
- LGA
- NORTHERN BEACHES