AT A GLANCE
12
total lots in this scheme
Managed by Strata Life Pty Ltd. Located in Freshwater, NSW. 204 other strata plans nearby
Lots
12
Year built
1969
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
104 Soldiers Avenue is a 12-lot residential strata scheme in Freshwater, registered in 1969 and now about 57 years old. It is managed by Strata Life Pty Ltd and is one of 205 strata plans in Freshwater (Northern Beaches council area). Every unit at 104 Soldiers Avenue (lots 1–12) is part of strata scheme SP3849, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP3849.
Buyer's snapshot
Everything a buyer should know about 104 Soldiers Avenue, on one page
- A red/amber/green verdict on each risk, with the evidence
- Plain-English summaries of every tribunal and court case
- Questions to ask the agent and strata manager
- A PDF you can forward to your conveyancer
Plan Details
- Plan Number
- SP3849
- Registered
- 1969-03-13
- LGA
- NORTHERN BEACHES
- Postcode
- 2096
Lot Breakdown
- Total Lots
- 12
- Residential
- 12
Building Age
57
years old
Registered 13 March 1969
Heritage-age building. Expect ongoing major maintenance costs. Check for heritage listing which may affect renovation options
Strata Manager
Licence: 10091707
Last AGM: 27 May 2025
Possibly overdueAbout 1 year agoNSW strata schemes must hold an AGM at least once every 12 months.
Annual Reporting
6 June 2025
Status
active
Disputes in Freshwater
No published decision names this building. Across Freshwater, 7 decisions name a strata plan — spread over 5 buildings.
- NCAT (tribunal)
- 3
- Court
- 4
- Buildings involved
- 5 of 205
NCAT cases are usually internal to a scheme — by-laws, levies, repairs, access to records. Court cases usually involve builders or insurers over defects, because those claims exceed the tribunal's jurisdiction. A per-1,000-lot rate isn't shown: Freshwater has 2,229 lots, small enough that a single litigious building would move it several-fold. These are published decisions only — most strata disputes settle or are resolved without a judgment, so this is a floor, not a count. See the Freshwater suburb profile.
Comparable Buildings in Freshwater
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 48 Carlton Street SP1028 Managed by Jamesons Strata Management Northern Beaches Pty Ltd | 12 |
| 9 Rowe Street SP2165 Managed by PICA Services Pty Ltd | 12 |
| 26 Undercliff Road SP10425 | 12 |
| 46 Wyndora Avenue SP30766 Managed by PICA Services Pty Ltd | 12 |
| 30 Charles Street SP41399 Managed by PICA Services Pty Ltd | 12 |
| 25 Waine Street SP1559 Managed by Precise Property Strata Management P/L | 12 |
Comparables are other strata plans in Freshwater with similar lot counts.
Other strata buildings on Soldiers Avenue
- 16 Soldiers Avenue
SP5699 · 22 lots
- 11 Soldiers Avenue
SP7540 · 20 lots
- 82 Soldiers Avenue
SP1189 · 19 lots
- 108 Soldiers Avenue
SP2189 · 12 lots
- 92 Soldiers Avenue
SP3487 · 12 lots
- 23-25 Soldiers Avenue
SP3568 · 12 lots
- 94 Soldiers Avenue
SP101487 · 11 lots
- 38 Soldiers Avenue
SP9740 · 10 lots
More buildings managed by Strata Life Pty Ltd
- 19-23 Waine Street, Freshwater
SP75475 · 24 lots
- 36 Cavill Street, Freshwater
SP1781 · 21 lots
- 3 Evans Street, Freshwater
SP32215 · 21 lots
- 67 Evans Street, Freshwater
SP1158 · 18 lots
- 52 Lawrence Street, Freshwater
SP47190 · 8 lots
- 5 Bay Drive, Meadowbank
SP76502 · 333 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 27 Mar 2025 | Lot 7 | $1,285,000 |
| 22 June 2023 | Lot 12 | $1,230,000 |
| 17 Feb 2023 | Lot 8 | $871,000 |
| 26 Aug 2022 | Lot 2 | $880,000 |
| 7 Oct 2020 | Lot 1 | $780,000 |
| 26 Feb 2013 | Lot 1 | $511,000 |
| 5 Dec 2011 | Lot 5 | $499,000 |
| 27 Oct 2011 | Lot 12 | $535,000 |
| 9 Sept 2011 | Lot 6 | $510,000 |
| 20 Aug 2010 | Lot 2 | $495,000 |
23 sales total
Source: NSW Valuer General. Prices are as reported in settlement data and may not reflect current market values. Sales marked “Price withheld” are excluded from price calculations.
Development History
Original Construction · 2 dwellings
Estimated cost: $2.1M · Assessed by Northern Beaches Council
Development Application
DeterminedNearbyDemolition, Multi-dwelling housing, Dwelling house, Erection of a new structure, Residential Accommodation
PAN-662472
Development Application
DeterminedNearbyDwelling, Balconies, decks, patios, terraces or verandahs, Retaining walls, protection of trees, Garages, carports and car parking spaces
PAN-214754
Development Application
DeterminedNearbyAlterations and additions to residential development
PAN-144716
Looking for the builder or developer?
Search for the application number (e.g., PAN-662472) on the NSW Planning Portal Application Tracker to view the full DA details, including the applicant, builder, and principal certifier.
Source: NSW Planning Portal Open Data API (2019+). Earlier development applications may not be available. Items marked "Nearby" were matched by location proximity (within 100m) rather than direct plan number reference.
Crime Statistics
These statistics cover the entire Northern Beaches local government area, not this specific property.
Crime rates in Northern Beaches LGA are significantly lower than the NSW state average. (Oct 2024 - Sep 2025)
Source: NSW Bureau of Crime Statistics and Research (BOCSAR). Rates are per 100,000 population. Rank is out of 119 LGAs (1 = highest rate).
Neighbourhood
Suburb Profile
FRESHWATER, NSW 2096
Transport Accessibility
Transport Score: D
Limited public transport access
Bus Stops
19 within 500m · 104 within 1km
Source: Transport for NSW GTFS data (CC BY 3.0 AU). Distances are straight-line (not walking). Walking times assume 80m/min. Transport Score is indicative only.
Short-Term Rentals Nearby
4
Listings within 200m
$190
Median / Night
1
Commercial Hosts
Listing Types
Nearest Listings
1 bedroom apartment
$190
/night
2-bed apartment in Freshwater
$375
/night
Magical 2 Bedroom home with large balcony
$135
/night
House in Manly - saltwater pool, tropical setting
N/A
NSW Short-Term Rental Rules
- •180-day cap for non-hosted short-term rentals in Greater Sydney (60 days in some fire-prone or Byron Shire areas)
- •Strata schemes can ban non-hosted STRA via a Section 137A by-law (requires 75% special resolution)
- •All STR properties must be registered on the NSW STRA Register
Source: Inside Airbnb (CC BY 4.0). Data is from a periodic scrape of Airbnb listings and may not be current. "Commercial hosts" are those with 3+ total listings. "High availability" = listed 180+ days/year.
School Catchment Zones
This property falls within the following NSW government school intake areas.
Primary
Harbord PS
primary
Secondary
NBSC Balgowlah Boys
high boys
NBSC Freshwater Snr
high coed
NBSC Mackellar Girls
high girls
The Forest HS
high coed
Source: NSW Department of Education. Catchment zones are updated nightly and subject to change. Visit School Finder for official information.
BUILDING BASICS
- Lots
- 12
- Residential
- 12
- Year built
- 1969
- LGA
- NORTHERN BEACHES