24-32 Lexington Drive Bella Vista
SP 77109 · Registered 16 June 2006 · 113 lots · The Hills Shire · New South Wales checked 10 June 2026
Public record: 6 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.
- 6 tribunal or court matters, the most serious about by-laws
- $6,300 indicative cost exposure per lot, moderate 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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6 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
Moderate 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 6 tribunal or court matters on the public record. Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 6 matters. | $700 | $6,300 | $24,900 |
| Total per lot | $700 | $6,300 | $24,900 |
Across all 113 lots, an expected program of this kind is on the order of $711,900 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.
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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 6 today; we'll flag new matters here as they appear.
Building record
Strata plan SP 77109 was registered on 16 June 2006 in the The Hills Shire council area and comprises 113 lots.
It is located at 24-32 Lexington Drive Bella Vista.
Parcel geometry for the scheme is held on file.
Litigation
- Gokani-Robins Pty Ltd v The Owners – Strata Plan No 77109 (No 2) [2025] NSWCATAP 204
Costs and procedure NSWCATAP 26 August 2025
COSTS – Civil and Administrative Tribunal Act 2013 (NSW) s 60(3)(c) and (e) - special circumstances – relative strengths of claims made by the parties – appeal lacking in substance
- Gokani-Robins Pty Ltd v The Owners – Strata Plan No 77109 [2025] NSWCATAP 107
By-laws NSWCATAP 15 May 2025
LAND LAW — Strata title — By-laws - Appeal from order of Tribunal dismissing an application that a by-law be declared invalid by reason of being harsh, unconscionable or oppressive — No question of principle
- The Owners – Strata Plan No. 77109 v Gokani-Robins Pty Ltd (No 2) [2023] NSWCATAP 165
Costs and procedure NSWCATAP 21 June 2023
COSTS – application of r 38 of the Civil and Administrative Tribunal Rules 2014 – s 60 of the Civil and Administrative Tribunal Act 2013 – need to establish special circumstances – proceedings not out of the ordinary
- The Owners – Strata Plan No. 77109 v Gokani-Robins Pty Ltd [2023] NSWCATAP 82
By-laws NSWCATAP 24 March 2023
STRATA LAW – validity of by-law – s 139(1) Strata Schemes Management Act 2015 (SSMA), by-law must not be harsh, unconscionable or oppressive – operation of s 136(2) of the SSMA and relationship with ss 139(1) and 150 (power of Tribunal to declare by-law invalid) – by-law permitting carrying out of works determined by owners corporation in their “reasonable opinion”, entry into the lot owner’s property to carry out such works, obligation to indemnify for costs and deprivation of voting rights if
- The Owners – Strata Plan No 77109 v Gokani-Robins Pty. Ltd. [2022] NSWCATAP 398
Costs and procedure NSWCATAP 22 December 2022
APPEAL – costs of application for a stay – need to demonstrate special circumstances warranting an order
- Gokani-Robins Pty Ltd v The Owners – Strata Plan No 77109 [2022] NSWCATCD 164
By-laws NSWCATCD 8 August 2022
Strata Schemes Management Act – validity of by-law – harsh, unconscionable or oppressive – inconsistent with legislation – without power – severability
Companies named in these matters
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.
- Gokani-Robins Pty Ltd v The Owners – Strata Plan No 77109 (No 2) [2025] NSWCATAP 204 By-laws · Respondent successful D Robertson, Principal Member; R C Titterton OAM, Senior Member
The Appeal Panel dismissed the appellants' application for costs and granted the respondent's application for costs, ordering the appellants to pay the respondent's costs of the appeal as agreed or as assessed.
- Gokani-Robins Pty Ltd (party)
- ACG & KCG Investments Pty Ltd (party)
- The Owners – Strata Plan No 77109 (owners corp)
- Gokani-Robins Pty Ltd v The Owners – Strata Plan No 77109 [2025] NSWCATAP 107 By-laws · Respondent successful D Robertson, Principal Member; R C Titterton OAM, Senior Member
The appeal against the Tribunal's dismissal of the application to declare Special By-Law 16 (a fire safety by-law) invalid as harsh, unconscionable or oppressive was dismissed, upholding the Tribunal's finding that the by-law was valid.
- Gokani-Robins Pty Ltd (lot owner)
- ACG & KCG Investments Pty Ltd (lot owner)
- The Owners – Strata Plan No 77109 (owners corp)
- The Owners – Strata Plan No. 77109 v Gokani-Robins Pty Ltd (No 2) [2023] NSWCATAP 165 By-laws · Respondent successful M Harrowell, Deputy President; G Ellis SC, Senior Member
The respondents' application for costs in relation to the appeal was dismissed, with the tribunal finding no special circumstances warranted a costs order despite the respondents being successful on the substantive appeal.
- The Owners – Strata Plan No. 77109 (owners corp)
- Gokani-Robins Pty Ltd (party)
- KCG Investments Pty Ltd (party)
- The Owners – Strata Plan No. 77109 v Gokani-Robins Pty Ltd [2023] NSWCATAP 82 By-laws · Respondent successful M Harrowell, Deputy President; G Ellis SC, Senior Member
The appeal by the Owners Corporation against the Tribunal's decision declaring Special By-Law 17 invalid as harsh, unconscionable or oppressive was dismissed.
- The Owners – Strata Plan No. 77109 (owners corp)
- Gokani-Robins Pty Ltd (lot owner)
- The Owners – Strata Plan No 77109 v Gokani-Robins Pty. Ltd. [2022] NSWCATAP 398 By-laws · Mixed A Suthers, Principal Member
The Appeal Panel made a costs order requiring the appellant to pay 20% of the respondent's costs of the stay application on the ordinary basis, finding special circumstances existed due to the appellant's late service of material but not warranting full indemnity costs.
- The Owners – Strata Plan No 77109 (owners corp)
- Gokani-Robins Pty. Ltd. (lot owner)
- Gokani-Robins Pty Ltd v The Owners – Strata Plan No 77109 [2022] NSWCATCD 164 By-laws · Applicant successful K George, General Member
Special By-Law 17 was declared invalid on and from 14 July 2020 as being harsh, unconscionable and oppressive, and the owners corporation was ordered to record this declaration on the common property title.
- Gokani-Robins Pty Ltd (lot owner)
- KCG Investments Pty Ltd (lot owner)
- The Owners – Strata Plan No 77109 (owners corp)
Compared to Bella Vista
In Bella Vista, 2% of 46 strata schemes carry a tribunal matter on the public record. This scheme's 6 matters are in line with the local average of 6 per litigated scheme.
The Bella Vista 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 | 6 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.