288-306 Wattle Street Ultimo
SP 64807 · Registered 18 January 2001 · 334 lots · Sydney · New South Wales checked 10 June 2026
Public record: 9 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.
- 9 tribunal or court matters, the most serious about costs and procedure
- BCS Strata Management Pty Ltd is named at 2 schemes, a cross-scheme pattern
- $34,800 indicative cost exposure per lot, elevated 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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9 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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Building-defect dispute on record
A matter touches building defects or rectification work. Ask whether the work is funded and whether the builder's warranty still applies.
Statutory warranty: structural cover likely expired (est. 18 January 2008); non-structural ran to 18 January 2008. A single 7-year warranty period applies because the scheme was registered before the 1 February 2012 reform. Estimated from the registration date, not the completion date or building contract, so treat the dates as indicative.
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Builder named across multiple schemes
BCS Strata Management Pty Ltd is named in litigation at 2 strata schemes, a cross-scheme pattern worth checking before you buy.
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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
Elevated 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 |
|---|---|---|---|
Serious building-defect rectification A decision on this scheme was classified as a building-defect matter. Indicative per-lot serious-defect rectification levies (NSW Serious Defects in Residential Apartments research report, 2021; strata special-levy reporting). Scaled for: 1 matter. | $8,400 | $28,500 | $95,100 |
Tribunal and legal costs 9 tribunal or court matters on the public record. Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 9 matters. | $700 | $6,300 | $24,900 |
| Total per lot | $9,100 | $34,800 | $120,000 |
Across all 334 lots, an expected program of this kind is on the order of $11,623,200 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 building defects have been identified, is there a funded rectification plan, and does the builder's warranty still apply?
Because we found a building-defect dispute on record.
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The building's builder is named in disputes at other schemes, is the original builder still solvent for a warranty claim?
Because BCS Strata Management Pty Ltd appears at 2 schemes.
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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?
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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 9 today; we'll flag new matters here as they appear.
Building record
Strata plan SP 64807 was registered on 18 January 2001 in the Sydney council area and comprises 334 lots.
It is located at 288-306 Wattle Street Ultimo.
Parcel geometry for the scheme is held on file.
Litigation
- The Owners – Strata Plan No. 64807 v Sunaust Properties Pty Ltd [2024] NSWCATCD 2
Costs and procedure NSWCATCD 16 January 2024
PRACTICE AND PROCEDURE – Transfer of proceedings from Consumer and Commercial Division of NCAT to a court – Sch 4 cl 6 of the Civil and Administrative Tribunal Act 2013 – effect of Sch 4 cl 5 (jurisdiction to determine issues) on power of transfer – relevant considerations in determining whether to transfer proceedings.
- Sunaust Properties Pty Ltd t/as Central Sydney Realty v The Owners – Strata Plan No 64807 [2023] NSWCA 188
Costs and procedure NSWCA 14 August 2023
JUDGMENTS AND ORDERS – amending, varying and setting aside – powers of NCAT – correction under slip rule –proceedings remitted by Appeal Panel without considering fundamental jurisdictional issue – power to vary order and issue second decision LAND LAW – strata title – caretaker agreements – power to terminate – agreement entered into prior to statutory power to terminate – application by owners corporation to NCAT – power under Strata Schemes Management Act 2015 (NSW), s 72 to terminate agreeme
- Sunaust Properties Pty Ltd v The Owners Strata Plan no 64807 (Costs) [2023] NSWCATAP 43
Costs and procedure NSWCATAP 17 February 2023
APPEAL – costs of appeal and costs at first instance – whether special circumstances exist warranting an order for costs – whether indemnity costs should be ordered.
- Sunaust Properties Pty Ltd v The Owners – Strata Plan No 64807 [2022] NSWSC 1643
Costs and procedure NSWSC 9 December 2022
COURTS AND TRIBUNALS – power to transfer to NSW Civil and Administrative Tribunal (NCAT) – Civil and Administrative Tribunal Act 2013 (NSW), sch 4 cl 6(2) – proceedings commenced in Court – application then filed in NCAT – Court has jurisdiction for common issues and NCAT does not, by sch 4 cl 5(7) – whether Court can transfer to NCAT under sch 4 cl 6(2) – statutory construction of sch 4 cl 6(2) at [13]-[26] – Court may transfer where parties agree or it is appropriate to do so.
- Sunaust Properties Pty Ltd v The Owners – Strata Plan No 64807 [2022] NSWCATAP 246
Costs and procedure NSWCATAP 27 July 2022
APPEAL - proceedings commenced in the Supreme Court prior to commencement of tribunal proceedings - whether cl5(7) of schedule 4 of the Civil and Administrative Tribunal Act precluded the tribunal from having jurisdiction to determine relevant issues - whether an issue for determination
- The Owners – Strata Plan No. 64807 v Sunaust Properties Pty Ltd (No. 2) [2022] NSWCATCD 40
Costs and procedure NSWCATCD 28 March 2022
COSTS – Whether special circumstances warranting an order for costs – Whether to award indemnity costs – No reference to indemnity costs in Calderbank letter
- Sunaust Properties Pty Ltd v The Owners - Strata Plan No 64807 [2022] NSWCATAP 55
Costs and procedure NSWCATAP 25 February 2022
APPEAL – stay pending appeal – concurrent proceedings in Supreme Court – strata scheme
- The Owners – Strata Plan No. 64807 v Sunaust Properties Pty Ltd [2022] NSWCATCD 20
Other NSWCATCD 17 January 2022
LAND LAW – Strata title – Building manager – Whether caretaker agreement should be terminated -Whether saving provision applies – Whether ancillary orders should be made
- The Owners Corporation – Strata Plan 64807 v BCS Strata Management Pty Ltd [2020] NSWSC 1040
Management and meetings NSWSC 7 August 2020
COURTS AND TRIBUNALS – jurisdiction – jurisdiction of Supreme Court and NSW Civil and Administrative Tribunal – Civil and Administrative Tribunal Act 2013 (NSW), Sch 4, cl 5(3) – where proceeding commenced in NSW Civil and Administrative Tribunal (“NCAT”) concerning the validity of an annual general meeting called by the managing agent of a strata scheme – where another proceeding is subsequently commenced in the Supreme Court raising substantially the same issues – whether the Court has jurisdi
Companies named in these matters
- BCS Strata Management Pty Ltd, named in litigation at 2 strata schemes
- Sunaust Properties Pty Ltd
- Sunaust Properties Pty Ltd t/as Central Sydney Realty
Builders, developers, and contractors named opposite this scheme. A company appearing across many schemes is a pattern worth a closer look before you buy.
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. 64807 v Sunaust Properties Pty Ltd [2024] NSWCATCD 2 Management and meetings · Mixed M Harrowell, Deputy President
The application to dismiss and transfer proceedings to Supreme Court were refused; proceedings stayed pending finalisation of Supreme Court proceedings; application to amend refused; costs reserved.
- The Owners – Strata Plan No. 64807 (owners corp)
- Sunaust Properties Pty Ltd (contractor)
- Sunaust Properties Pty Ltd t/as Central Sydney Realty v The Owners – Strata Plan No 64807 [2023] NSWCA 188 Management and meetings · Respondent successful Meagher JA; Stern JA; Basten AJA
The Court of Appeal dismissed the caretaker's appeal and upheld the Tribunal's jurisdiction to terminate the caretaker agreement under s 72 of the Strata Schemes Management Act 2015.
- Sunaust Properties Pty Ltd t/as Central Sydney Realty (contractor)
- The Owners – Strata Plan No 64807 (owners corp)
- Sunaust Properties Pty Ltd v The Owners Strata Plan no 64807 (Costs) [2023] NSWCATAP 43 Costs and procedure · Mixed S Westgarth, Deputy President; I Coleman SC ADCJ, Principal Member
The Respondent is to pay the Appellant's costs of the appeal and first instance proceedings on the ordinary basis, and the first instance costs order made on 28 March 2022 is set aside, but indemnity costs are declined and previous interlocutory costs orders are not vacated.
- Sunaust Properties Pty Ltd (contractor)
- The Owners Strata Plan no 64807 (owners corp)
- Sunaust Properties Pty Ltd v The Owners – Strata Plan No 64807 [2022] NSWSC 1643 Costs and procedure · Respondent successful Rees J
The Court dismissed the Owners Corporation's application to transfer proceedings from the Supreme Court to the NSW Civil and Administrative Tribunal, finding that the Court's jurisdiction should be retained due to uncertainty regarding the Tribunal's jurisdictional scope, the substantial quantum of the claim (over $750,000 in unpaid fees plus claims for loss of profits around $3 million), and the estimated hearing time of 8-10 days which exceeded the Tribunal's capacity.
- Sunaust Properties Pty Ltd (party)
- The Owners – Strata Plan No 64807 (owners corp)
- Sunaust Properties Pty Ltd v The Owners – Strata Plan No 64807 [2022] NSWCATAP 246 Management and meetings · Applicant successful S Westgarth, Deputy President; I Coleman SC ADCJ, Principal Member
The appeal was upheld and orders terminating the Caretaker's Agreement were set aside because clause 5(7) of schedule 4 of the NCAT Act precluded the Tribunal from having jurisdiction to determine issues that were the subject of pending Supreme Court proceedings.
- Sunaust Properties Pty Ltd (party)
- The Owners – Strata Plan No 64807 (owners corp)
- The Owners – Strata Plan No. 64807 v Sunaust Properties Pty Ltd (No. 2) [2022] NSWCATCD 40 Repairs and common property · Applicant successful Graham Ellis SC, Senior Member
The respondent was ordered to pay the applicant's costs on the ordinary basis as agreed or assessed, with the Tribunal finding special circumstances warranted a costs order but declining indemnity costs because the Calderbank letter did not expressly foreshadow an application for indemnity costs.
- The Owners – Strata Plan No. 64807 (owners corp)
- Sunaust Properties Pty Ltd (contractor)
- Sunaust Properties Pty Ltd v The Owners - Strata Plan No 64807 [2022] NSWCATAP 55 Management and meetings · Mixed A Suthers, Principal Member
The appeal panel stayed the termination of the caretaker agreement and the mandatory sale order pending appeal, but conditioned the stay on the appellant granting the respondent ongoing access rights to the reception lot for essential utilities and equipment.
- Sunaust Properties Pty Ltd (party)
- The Owners - Strata Plan No 64807 (owners corp)
- The Owners – Strata Plan No. 64807 v Sunaust Properties Pty Ltd [2022] NSWCATCD 20 Management and meetings · Applicant successful Graham Ellis SC, Senior Member
The caretaker agreement between the applicant and respondent was terminated, the respondent was ordered to sell Lots 107 and 109, and to provide the password for the digital video recording system to the applicant's secretary.
- The Owners – Strata Plan No. 64807 (owners corp)
- Sunaust Properties Pty Ltd (manager)
Compared to Ultimo
In Ultimo, 8% of 50 strata schemes carry a tribunal matter on the public record. This scheme's 9 matters are well above the local average of 5 per litigated scheme.
The Ultimo 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 | 9 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.