22 Central Avenue Manly
SP 7114 · Registered 2 April 1973 · 428 lots · Northern Beaches · 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 levies and contributions
- $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 428 lots, an expected program of this kind is on the order of $1,840,400 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?
- 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 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 7114 was registered on 2 April 1973 in the Northern Beaches council area and comprises 428 lots.
It is located at 22 Central Avenue Manly.
Parcel geometry for the scheme is held on file.
Litigation
- The Owners – Strata Plan No 7114 v Northern Beaches Council [2025] NSWCA 197
Levies and contributions NSWCA 28 August 2025
CONTRACT — Local council licensed car parking spaces to owners corporation — Council claim for unpaid licence fees — Owners corporation cross-claim to recover licence fees paid under mistaken belief of obligation to pay — Construction of licence agreement — No mistaken payment — Owners corporation liable for unpaid licence fees TORTS — Trespass and private nuisance — Roller door restricting potential incorporation of spaces into public car park — Loss of car park revenue — Substantial and unreas
- Northern Beaches Council v Strata Plan 7114 [2024] NSWDC 648
By-laws NSWDC 5 November 2024
LAND LAW – Strata – By-laws – Contractual construction in cases of long-term contractual relations – Whether earlier deed regained force upon termination of later deed – Licence fee claim – Trespass loss of carpark revenue
- Northern Beaches Council v The Owners - Strata Plan No 7114; The Owners - Strata Plan No 7114 v Northern Beaches Council [2023] NSWCATCD 128
Costs and procedure NSWCATCD 2 November 2023
CIVIL PROCEDURE — Hearings — Adjournment — Abuse of process – No abuse of abuse established where second application for adjournment CIVIL PROCEDURE — Hearings — Adjournment — Relevant factors — Where there are proceedings on foot in both the Tribunal and a court - Where the Tribunal is deprived of jurisdiction in respect of issues – Adjournment granted
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 7114 v Northern Beaches Council [2025] NSWCA 197 Levies and funds · Respondent successful Ward P; Stern JA; Free JA
Appeal dismissed; the Owners Corporation was obliged to pay licence fees under the 1999 Deed while it remained operative, Council is entitled to damages for interference with property rights from the roller door after licence termination, and the Owners Corporation's claim for unpaid electricity charges was statute barred.
- The Owners – Strata Plan No 7114 (owners corp)
- Northern Beaches Council (government)
- Northern Beaches Council v The Owners - Strata Plan No 7114; The Owners - Strata Plan No 7114 v Northern Beaches Council [2023] NSWCATCD 128 Management and meetings · Orders made G Blake AM SC, Senior Member
The hearing scheduled for 16 and 17 November 2023 was vacated, orders 5 to 16 made on 25 May 2023 were vacated, and the proceedings were listed for further directions not before 1 March 2024 due to the Tribunal being deprived of jurisdiction over issues that are the subject of concurrent District Court proceedings.
- Northern Beaches Council (government)
- The Owners - Strata Plan No 7114 (owners corp)
Compared to Manly
In Manly, 2% of 654 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 Manly 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.