11-27 Carabella Street Kirribilli
SP 16519 · Registered 12 March 1981 · 11 lots · North Sydney · New South Wales checked 10 June 2026
Public record: 3 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.
- 3 tribunal or court matters, the most serious about costs and procedure
- $4,300 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.
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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.
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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.
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3 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.
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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 exposureAn 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.
Special levies are apportioned by unit entitlement. Set this from your contract; 1.0× is an average lot.
| Driver | Good | Expected | Worst |
|---|---|---|---|
Tribunal and legal costs 3 tribunal or court matters on the public record. Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 3 matters. | $600 | $4,300 | $15,900 |
| Total per lot | $600 | $4,300 | $15,900 |
Across all 11 lots, an expected program of this kind is on the order of $47,300 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 was the levy or contributions dispute about, and are any unfunded works coming?
Because we found a levy/contributions matter on record.
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What is the capital works (sinking) fund balance, its adequacy ratio, and the 10-year plan?
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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 keeps this scheme on your dashboard. Monitoring tracks the matter count from 3 today; we'll flag new matters here as they appear.
Building record
Strata plan SP 16519 was registered on 12 March 1981 in the North Sydney council area and comprises 11 lots.
It is located at 11-27 Carabella Street Kirribilli.
Parcel geometry for the scheme is held on file.
Litigation
- Hill v The Owners - Strata Plan No 16519 [2022] NSWCATAP 234
Costs and procedure NSWCATAP 18 July 2022
APPEALS — constructive failure to exercise jurisdiction APPEALS — Procedure — Time limits — Extension of time – application granted COSTS – appeal from exercise of discretion in finding special circumstances to make award for costs - appeal dismissed COSTS – application that the appellant pay the respondent’s costs of the appeal – application dismissed
- Loneragan v The Owners - Strata Plan No 16519 (No 2) [2020] NSWCATAP 283
Costs and procedure NSWCATAP 22 December 2020
COSTS — operation of r 38A of the Civil and Administrative Tribunal Rules 2014 — whether “the amount … in dispute” in the appeal exceeded $30,000 APPEAL— whether Appeal Panel has the power to award costs in relation to proceedings at first instance in circumstances where the Tribunal did not make a decision in relation to costs
- Loneragan v The Owners - Strata Plan No 16519 [2020] NSWCATAP 177
Costs and procedure NSWCATAP 25 August 2020
APPEAL — NCAT — questions of law — leave to appeal from
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.
- Hill v The Owners - Strata Plan No 16519 [2022] NSWCATAP 234 Management and meetings · Respondent successful G Blake AM SC, Senior Member D Fairlie
The appeal against the Tribunal's decisions of 21 December 2021 and 14 March 2022 dismissing Ms Hill's application for full compliance with section 182 of the Strata Schemes Management Act was dismissed, and the respondent's application for costs of the appeal was also dismissed.
- Penelope Louise Hill (lot owner)
- The Owners - Strata Plan No 16519 (owners corp)
- Loneragan v The Owners - Strata Plan No 16519 (No 2) [2020] NSWCATAP 283 Levies and funds · Respondent successful A Britton, Principal Member; M Gracie, Senior Member
The Appeal Panel ordered Mr Loneragan to pay the Owners Corporation's costs of the appeal but declined to determine the costs application for the proceedings at first instance.
- Hugo Loneragan (lot owner)
- The Owners - Strata Plan No 16519 (owners corp)
Compared to Kirribilli
In Kirribilli, 5% of 147 strata schemes carry a tribunal matter on the public record. This scheme's 3 matters are well above the local average of 1.6 per litigated scheme.
The Kirribilli dispute landscape →Evidence ledger
Registry-backed record: matched to a scheme on the register by its plan number.
| 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 | 3 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.