AT A GLANCE
90
total lots in this scheme
Managed by Essential Strata Management Pty Ltd. Located in Narooma, NSW. 57 other strata plans nearby
Lots
90
Year built
1991
Last report
—
Boundary sourced from NSW Spatial Services (StrataHub).
About this building
11 Payne Street is a 90-lot residential strata scheme in Narooma, registered in 1991 and now about 34 years old. It is managed by Essential Strata Management Pty Ltd and is one of 58 strata plans in Narooma (Eurobodalla council area). Every unit at 11 Payne Street (lots 1–90) is part of strata scheme SP40411, so the levies, by-laws and disputes below apply to all of them. We found no NCAT tribunal decisions naming SP40411.
Buyer's snapshot
Everything a buyer should know about 11 Payne Street, 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
- SP40411
- Registered
- 1991-12-19
- LGA
- EUROBODALLA
- Postcode
- 2546
Lot Breakdown
- Total Lots
- 90
- Residential
- 90
Building Age
34
years old
Registered 19 December 1991
Significant capital expenditure expected — plumbing, electrical, facade repairs. Special levies are common for buildings this age
Strata Manager
Licence: 10004059
Last AGM: 29 July 2025
About 1 year ago
Annual Reporting
7 Aug 2025
Status
active
Disputes in Narooma
No published NCAT or court decision names a strata plan in Narooma — including this building. That is not the same as no disputes: most strata disputes settle or are decided without a published judgment, and only decisions that name a plan number can be matched to a building at all.
Comparable Buildings in Narooma
Other strata plans in the same suburb, ordered by similarity in building size.
| Building | Lots |
|---|---|
| 147 Princes Highway SP79586 Managed by Essential Strata Management Pty Ltd | 51 |
| 16 McMillan Road SP22743 Managed by Essential Strata Management Pty Ltd | 32 |
| 89-93 Campbell Street SP84520 Managed by Regional Strata NSW Pty Ltd | 24 |
| 145 Wagonga Street SP18282 Managed by Regional Strata NSW Pty Ltd | 14 |
| 2 Burrawang Street SP90991 Managed by Strata Management Specialists Pty Ltd | 14 |
| 4-6 Princes Highway SP74487 Managed by Regional Strata NSW Pty Ltd | 13 |
Comparables are other strata plans in Narooma with similar lot counts.
More buildings managed by Essential Strata Management Pty Ltd
- 147 Princes Highway, Narooma
SP79586 · 51 lots
- 16 McMillan Road, Narooma
SP22743 · 32 lots
- 217 Princes Highway, Narooma
SP21166 · 10 lots
- 95 Campbell Street, Narooma
SP42715 · 8 lots
- 10-12 Marine Drive, Narooma
SP66621 · 6 lots
- 2B Harrington Road, Narooma
SP92904 · 4 lots
Risk & History
Sales History
Recent Sales
| Date | Unit | Price |
|---|---|---|
| 1 July 2025 | Lot 2 | $525,000 |
| 7 Feb 2025 | Lot 1 | $490,000 |
| 15 July 2020 | Lot 6 | $325,000 |
| 2 Apr 2020 | Lot 2 | $318,000 |
| 10 May 2017 | Lot 2 | $260,000 |
| 19 Dec 2016 | Lot 7 | $275,000 |
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.
Crime Statistics
These statistics cover the entire Eurobodalla local government area, not this specific property.
Crime rates in Eurobodalla LGA are 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
NAROOMA, NSW 2546
Transport Accessibility
Transport Score: D
Limited public transport access
Bus Stops
9 within 500m · 22 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.
School Catchment Zones
This property falls within the following NSW government school intake areas.
Primary
Narooma PS
primary
Secondary
Narooma HS
high coed
Source: NSW Department of Education. Catchment zones are updated nightly and subject to change. Visit School Finder for official information.
STRATA MANAGER
Essential Strata Management Pty Ltd
View profile →
- Licence
- 10004059
- Last AGM
- July 2025
- Status
- active
BUILDING BASICS
- Lots
- 90
- Residential
- 90
- Year built
- 1991
- LGA
- EUROBODALLA