8 Solitary Islands Way Sapphire Beach
SP 61419 · Registered 25 October 1999 · 71 lots · Coffs Harbour · 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 costs and procedure
- $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 71 lots, an expected program of this kind is on the order of $447,300 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 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?
- 3
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 61419 was registered on 25 October 1999 in the Coffs Harbour council area and comprises 71 lots.
It is located at 8 Solitary Islands Way Sapphire Beach.
Parcel geometry for the scheme is held on file.
Litigation
- Abraham v The Owners – Strata Plan No 61419 [2024] NSWCATAP 21
Costs and procedure NSWCATAP 16 February 2024
APPEALS — right of appeal — who may exercise where Tribunal appoints manager to strata scheme with plenary powers — where lot owner not a party to proceedings at first instance seeks to appeal against
- Abraham v The Owners Strata Plan No 61419 [2023] NSWCATCD 119
Costs and procedure NSWCATCD 25 September 2023
LAND LAW – Strata title – owners corporation – Accounts and records of owners corporation PRACTICE AND PROCEDURE – Renewal of proceedings – Sch 4 cl 8 to Civil and Administrative Tribunal Act 2013
- BlueHouseCoffs Pty Ltd v The Owners – Strata Plan No 61419 [2023] NSWCATCD 145
Other NSWCATCD 4 September 2023
LAND LAW – Strata title – Strata Schemes Management Act 2015 (NSW) – Interim relief – Production of documents – Owners Corporation is not required to disclose to a lot owner with which it is in dispute documents subject to legal professional privilege
- Abraham v The Owners Strata Plan No. 61419 [2021] NSWCATCD 7
Other NSWCATCD 5 May 2021
STRATA SCHEMES: Inspection of records of the Owners Corporation - Strata Schemes Management Act - Order to supply information or documents
- Breecass Pty Ltd v The Owners - Strata Plan No 61419; The Owners - Strata Plan No 61419 v Breecass Pty Ltd [2019] NSWCATCD 23
Costs and procedure NSWCATCD 27 February 2019
STRATA SCHEMES---Practice and procedure---Transfer of proceedings to a court---Dispute involving a building management agreement---Whether Tribunal has jurisdiction---Whether transfer of one or both proceedings appropriate
- Breecass Pty Ltd v The Owners - Strata Plan No 61419; The Owners - Strata Plan No 61419 v Breecass Pty Ltd [2019] NSWCATCD 10
Costs and procedure NSWCATCD 27 February 2019
STRATA SCHEMES---Practice and procedure---Transfer of proceedings to a court---Dispute involving a building management agreement---Whether Tribunal has jurisdiction---Whether transfer of one or both proceedings appropriate
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.
- Abraham v The Owners – Strata Plan No 61419 [2024] NSWCATAP 21 Management and meetings · Dismissed Armstrong J, President A Suthers, Principal Member
The appeal was dismissed as incompetent because Ned Abraham, a lot owner, lacked standing to appeal on behalf of the Owners Corporation after a compulsory strata manager with plenary powers was appointed, and the appointed manager did not ratify the appeal.
- Ned Abraham (lot owner)
- The Owners – Strata Plan No 61419 (owners corp)
- BlueHouseCoffs Pty Ltd (manager)
- Arthur George Bilski (lot owner)
- Wojceich Marek Bilski (lot owner)
- Abraham v The Owners Strata Plan No 61419 [2023] NSWCATCD 119 Management and meetings · Dismissed B Koch, General Member
The application to renew proceedings for enforcement of orders requiring the Owners Corporation to allow inspection of strata scheme records was dismissed as the renewal was brought outside the required timeframe and the nature of relief sought was not appropriate for renewal proceedings.
- Ellen Marie Abraham (lot owner)
- The Owners Strata Plan No. 61419 (owners corp)
- BlueHouseCoffs Pty Ltd v The Owners – Strata Plan No 61419 [2023] NSWCATCD 145 Management and meetings · Mixed Senior Member D Robertson
BlueHouseCoffs Pty Ltd was joined as applicant and Karin Puels removed; the owners corporation was restrained for three months from obtaining further legal services without general meeting approval; applications for production of documents were dismissed; the application was otherwise dismissed.
- BlueHouseCoffs Pty Ltd (lot owner)
- The Owners – Strata Plan No 61419 (owners corp)
- Karin Puels (lot owner)
- Abraham v The Owners Strata Plan No. 61419 [2021] NSWCATCD 7 Management and meetings · Applicant successful K Ross, Senior Member
The Owners Corporation was ordered to make available to the applicant various records and documents including preventative maintenance records, repairs and maintenance records, hazardous goods register, evacuation plans, and access to Mybos computer records that had been wrongfully withheld.
- Ellen Marie Abraham (lot owner)
- The Owners Strata Plan No. 61419 (owners corp)
Compared to Sapphire Beach
In Sapphire Beach, 4% of 27 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 Sapphire Beach 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.