4 Beach Street Curl Curl

SP 10717 · Registered 11 June 1976 · 38 lots · Northern Beaches · New South Wales checked 10 June 2026

Prepare for client / Print Strata in Curl Curl →

Public record: 2 tribunal matters, no building-work orders. A reasonable pre-screen, but not the full picture, the financials and minutes that decide the purchase are in the report, not the registers. Read it, and obtain a section 184 strata search, before you bid.

2 tribunal or court matters, the most serious about repairs and common property
$3,700 indicative cost exposure per lot, low band

The public record is a pre-screen, not the strata report. Read on for the detail, then obtain a section 184 strata search before you bid.

Public record checked

Litigation, building-work orders, and governance for this scheme, the page you are on.
Read the strata report →
Paste the section 184 strata search or AGM minutes to see the fund balance and red flags the public registers can't. Obtain a section 184 strata search if you do not have it yet.
Questions to ask
The specific questions this scheme's record raises, ready for the strata manager or your conveyancer.
Decide

Take the public record and the report findings to your conveyancer before you bid.

Risk read

What the public record shows for this scheme, read for a buyer. This is not the strata report, and a quiet record is not a guarantee: obtain a section 184 strata search before you bid.

2 litigation matters on record

Tribunal and court decisions naming this scheme as a party. A litigious building is more likely to be carrying unresolved disputes, defects, or levy fights.
No recent annual reporting on the Strata Hub

We could not find a current annual return for this scheme on the NSW Strata Hub. That may just be a gap in the public data, but a non-reporting scheme can also signal a disengaged committee, ask for the last two AGM minutes.

Cost exposure

Low exposure

An indicative, itemised estimate of what one lot here could face, built only from this scheme's public-record signals. Indicative ranges, not this building's actual figures, and not financial advice.

Good case $500 per lot

Expected $3,700 per lot

Worst case $13,000 per lot

Your lot's share versus an average lot 1.0×

Special levies are apportioned by unit entitlement. Set this from your contract; 1.0× is an average lot.

Exposure drivers, indicative per-lot ranges
Driver	Good	Expected	Worst
Tribunal and legal costs 2 tribunal or court matters on the public record. Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 2 matters.	$500	$3,700	$13,000
Total per lot	$500	$3,700	$13,000

Across all 38 lots, an expected program of this kind is on the order of $140,600 building-wide, before any government contribution.

Estimate only. Figures are indicative ranges from public remediation programs and reporting, apportioned to one lot; they are not this building's costed works and not financial advice. Obtain the capital works fund balance, any special levy resolved or proposed, and a strata records search before you transact.

Questions to ask before you bid

1
What by-laws apply to pets, parking, short-stay letting, and renovations, and have any been disputed?

Because we found a by-law matter on record.
2
What is the capital works (sinking) fund balance, its adequacy ratio, and the 10-year plan?
3
Are any special levies raised, proposed, or scoped-but-not-yet-levied?
4
Can I see the last two years of AGM minutes, including any motions that were defeated?

Ask about this building

Ask a plain-English question and we'll answer from our record: litigation, building-work orders, water and defect matters, the managing agent, and more.

Save scheme Add to list Monitor

Save keeps this scheme on your dashboard. Monitoring tracks the matter count from 2 today; we'll flag new matters here as they appear.

Building record

Strata plan SP 10717 was registered on 11 June 1976 in the Northern Beaches council area and comprises 38 lots.

It is located at 4 Beach Street Curl Curl.

Parcel geometry for the scheme is held on file.

nothing found matters order

View on the full map →

Litigation

The Owners – Strata Plan No. 10717 v Mantell; Mantell v The Owners – Strata Plan No. 10717 [2023] NSWCATCD 93
Repairs and common property NSWCATCD 15 August 2023

LAND LAW - Strata title - whether proposed common property rights by-law unreasonably refused LAND LAW – Strata title – whether lot owners made an unauthorised addition to common property requiring a special resolution
The Owners - Strata Plan No 10717 v Mantell and Taylor [2022] NSWCATCD 192
Costs and procedure NSWCATCD 30 September 2022

COSTS---s 60 Civil and Administrative Tribunal Act 2013 (NSW)---Special circumstances---Whether established

Decisions naming this scheme as a party, from NSW Caselaw (NCAT and the courts). The line beneath each matter is the decision's own catchwords, quoted; the topic tag is our grouping of those words and reads "Other" when they do not clearly fit, so you can always check it against the source. Every matter links to the full decision. Whether a matter helped or hurt the scheme is not assessed here.

Decisions, in detail

Read from each decision's own text: the parties and their roles, who presided, how it ended, and the money in play. Every row links to the source.

The Owners – Strata Plan No. 10717 v Mantell; Mantell v The Owners – Strata Plan No. 10717 [2023] NSWCATCD 93
By-laws · Mixed G Ellis SC, Senior Member

The Tribunal dismissed the owners corporation's application to remove a bench from common property but granted the lot owners' application for a common property rights by-law relating to the subject area, finding the owners corporation's refusal of the by-law was unreasonable.
- The Owners – Strata Plan No. 10717 (owners corp)
- Darryl William Mantell (lot owner)
- Diane Louise Mantell (lot owner)
The Owners - Strata Plan No 10717 v Mantell and Taylor [2022] NSWCATCD 192
Costs and procedure · Respondent successful Senior Member G Sarginson

The Tribunal dismissed the lot owner's application for costs, finding no special circumstances warranted a costs order despite the owners corporation's withdrawal of penalty proceedings.
- The Owners - Strata Plan No 10717 (owners corp)
- Daryl Mantell and Diane-Louise Taylor (lot owner)

Compared to Curl Curl

In Curl Curl, 4% of 24 strata schemes carry a tribunal matter on the public record. This scheme's 2 matters are in line with the local average of 2 per litigated scheme.

The Curl Curl dispute landscape →

Evidence ledger

Registry-backed record: matched to a scheme on the register by its plan number.

Evidence ledger: what was checked, what it found, how strong the match, and when it was last checked.
Checked	Found	Match	Last checked
Registry and parcel	NSW Strata Hub, with geometry	Direct	Awaiting first run
Governance: AGM, managing agent, annual reporting	Not yet checked	Not matched	Not harvested here yet
Litigation: NCAT and courts	2 matters	Direct	28 June 2026
Levies and financials	Not yet checked	Not matched	Not in the public record
Defects and building-work orders	Checked, none found	Direct	28 June 2026
Fund balances, current levies, minutes, defects not yet litigated	Not on the public record	Not matched	Never in the public record

What was checked, what it found, how strong the match, and when each source last ran. A source that has not run here yet reads as not checked, never as checked and clear. The unknowns the public registers structurally cannot show stay named, so silence above is never read as a clean bill.

Deep report · coming soon

On top of the public record above, the deep report will add the scheme's minutes, financials, capital-works fund, and a defect inspection. We're building it. Leave your email and we'll tell you when it's ready.