Strata Life Pty Ltd
Strata Life Pty Ltd manages around 350 strata schemes totalling 8,000 lots across NSW. It has a broad geographic spread across 65 suburbs, with Hornsby as its largest market (22%). Its schemes have been involved in 7 tribunal and court decisions since 2021, none of which resulted in adverse findings.
Strata Life Pty Ltd is part of the Strata Life group, which collectively manages 447 schemes (8979 lots) across 2 entities in NSW. See also: Strata Lifestyle Pty Ltd.
Counts (~) are rounded figures sourced from the NSW StrataHub register. Figures may include duplication in staged or mixed-use developments and reflect data at the time of the last register extract.
Portfolio
80% residential
SCA NSW
Not listed
Fair Trading
✓ Not on register
Scheme Decisions
7 in portfolio since 2023
Portfolio Profile
Lot Types
Residential 80%
Commercial 5%
Retirement 10%
Utility 4%
Other 1%
Scheme Size Distribution
Distribution of schemes by total lot count. Average scheme size: 22.1 lots. Most schemes fall in the 11–25 lot range, typical of small apartment blocks.
Portfolio Age
Schemes by registration decade. Oldest scheme registered 1962, newest 2022.
Suburb Coverage
| Suburb | Schemes | Lots | % of Portfolio | Market Share | |
|---|---|---|---|---|---|
| Hornsby 2077 | 80 | 1,485 | 22% | 20.7% | |
| Dee Why 2099 | 29 | 541 | 8% | 4.7% | |
| Manly 2095 | 24 | 412 | 7% | 3.3% | |
| Freshwater 2096 | 17 | 356 | 5% | 7.8% | |
| Queenscliff 2096 | 16 | 203 | 4% | 10.1% | |
| Wahroonga 2076 | 13 | 154 | 4% | 11.4% | |
| Thornleigh 2120 | 10 | 219 | 3% | 11.5% | |
| Mosman 2088 | 9 | 137 | 2% | 1.0% | |
| Avalon Beach 2107 | 8 | 718 | 2% | 8.2% | |
| Turramurra 2074 | 7 | 131 | 2% | 9.5% |
| Narrabeen 2101 | 7 | 204 | 2% | 3.4% | |
| Mount Colah 2079 | 7 | 116 | 2% | 15.2% | |
| Collaroy 2097 | 7 | 105 | 2% | 4.4% | |
| Waitara 2077 | 7 | 80 | 2% | 9.7% | |
| Newport 2106 | 6 | 209 | 2% | 3.7% | |
| St Ives 2075 | 6 | 80 | 2% | 4.7% | |
| Mona Vale 2103 | 6 | 95 | 2% | 2.7% | |
| Normanhurst 2076 | 5 | 83 | 1% | 9.3% | |
| Asquith 2077 | 5 | 152 | 1% | 6.4% | |
| Manly Vale 2093 | 4 | 91 | 1% | 4.0% | |
| Mount Kuring-Gai 2080 | 4 | 73 | 1% | 16.7% | |
| Fairlight 2094 | 4 | 54 | 1% | 1.4% | |
| Cremorne Point 2090 | 4 | 45 | 1% | 2.5% | |
| Cammeray 2062 | 4 | 29 | 1% | 1.4% | |
| Gosford 2250 | 3 | 198 | 1% | 1.7% | |
| St Leonards 2065 | 3 | 147 | 1% | 3.4% | |
| Neutral Bay 2089 | 3 | 72 | 1% | 0.6% | |
| Chatswood 2067 | 3 | 70 | 1% | 1.0% | |
| Balgowlah 2093 | 3 | 21 | 1% | 0.8% | |
| Berowra 2081 | 3 | 28 | 1% | 13.6% | |
| Wollstonecraft 2065 | 3 | 31 | 1% | 1.0% | |
| Killara 2071 | 3 | 25 | 1% | 3.6% | |
| Meadowbank 2114 | 2 | 666 | 1% | 2.4% | |
| Ryde 2112 | 2 | 108 | 1% | 0.5% | |
| Castle Hill 2154 | 2 | 128 | 1% | 0.7% | |
| Marsfield 2122 | 2 | 69 | 1% | 1.5% | |
| Gordon 2072 | 2 | 63 | 1% | 2.7% | |
| Cherrybrook 2126 | 2 | 49 | 1% | 1.4% | |
| Macquarie Park 2113 | 2 | 45 | 1% | 0.8% | |
| Lane Cove North 2066 | 2 | 30 | 1% | 1.1% | |
| Lane Cove 2066 | 2 | 36 | 1% | 1.0% | |
| Pymble 2073 | 2 | 18 | 1% | 2.7% | |
| The Entrance North 2261 | 2 | 22 | 1% | 1.5% | |
| Beecroft 2119 | 2 | 17 | 1% | 4.1% | |
| Moss Vale 2577 | 2 | 12 | 1% | 1.2% | |
| Hornsby Heights 2077 | 2 | 8 | 1% | 6.5% | |
| Crows Nest 2065 | 1 | 58 | 0% | 0.6% | |
| Waverley 2024 | 1 | 42 | 0% | 1.2% | |
| Berowra Heights 2082 | 1 | 35 | 0% | 6.2% | |
| Brookvale 2100 | 1 | 24 | 0% | 0.6% | |
| Lindfield 2070 | 1 | 20 | 0% | 1.0% | |
| Greenwich 2065 | 1 | 17 | 0% | 1.3% | |
| Dundas Valley 2117 | 1 | 16 | 0% | 3.3% | |
| Kirribilli 2061 | 1 | 14 | 0% | 0.5% | |
| Dural 2158 | 1 | 13 | 0% | 1.7% | |
| Palm Beach 2108 | 1 | 12 | 0% | 6.2% | |
| Terrigal 2260 | 1 | 12 | 0% | 0.3% | |
| North Willoughby 2068 | 1 | 12 | 0% | 2.5% | |
| Seaforth 2092 | 1 | 11 | 0% | 1.4% | |
| Darling Point 2027 | 1 | 10 | 0% | 0.4% | |
| North Wahroonga 2076 | 1 | 9 | 0% | 100.0% | |
| Mcmahons Point 2060 | 1 | 8 | 0% | 1.1% | |
| Parramatta 2150 | 1 | 7 | 0% | 0.2% | |
| Galston 2159 | 1 | 6 | 0% | 20.0% | |
| Curl Curl 2096 | 1 | 3 | 0% | 4.0% |
Tribunal & Court History
7
Scheme Decisions
5
NCAT
2
Supreme Court
0.0
Manager Adverse / 100
1.9
Total per 100 Schemes
7 tribunal or court decisions in managed schemes since 2023. In none of these was Strata Life Pty Ltd named as a party — all involved schemes they manage. No adverse findings against the manager.
Orders Made 2
Dismissed 5
By-law enforcement 3
Building defects 2
Noise & nuisance 1
Strata committee 1
The owners corporation sued the developer and builder for building defects. The tribunal found in favor of the owners corporation, ordering the defendants to pay for the cost of repairing the defects, as well as interest and costs.
BUILDING AND CONSTRUCTION – Home Building Act 1989 (NSW) – statutory warranties – where failure to undertake work with due care and skill – damages CIVIL PROCEDURE – hearings – where defendants failed to comply with practice note directions – where defendants failed to appear at trial – whether...
Before
Sirtes J
Hearing
17 February 2026
File Numbers
2025/00311640
Matched Strata Plans
SP94624
Parties
Owners Corporation v Developer
Representation
Counsel: M Isaac (Plaintiff) Solicitors: Kerin Benson Lawyers (Plaintiff)
Orders
(1) The First and Second Defendants pay the Plaintiff damages in the amount of $1,719,393.54. (2) The First and Second Defendants pay the Plaintiff interest pursuant to s 100 of the Civil Procedure Act 2005 (NSW) in the amount of $945,205.43, calculated from 2 December 2016 to 17 February 2026. (3) The First and Second Defendants pay the Plaintiff’s costs of the proceedings.
The applicant requested the tribunal not to publish its decision or to anonymise her name. The tribunal considered the submissions from both parties. The tribunal decided to refuse the application, as the applicant did not provide sufficient grounds for the orders.
CIVIL PROCEDURE – Suppression and non-publication – where Appellant seeks to have publication of decision restricted or her name anonymised – whether it is “desirable” to make orders
Before
G Blake AM SC, Principal Member J Gatland, Senior Member
Hearing
On the papers
File Numbers
2024/00418754
Matched Strata Plans
SP81440
Parties
Lot Owner v Owners Corporation
Representation
Solicitors: Appellant (Self-represented) Kerin Benson Lawyers (Respondent)
Orders
(1) A hearing of the applications by the Appellant seeking non-publication of the decision published on 14 October 2025 and seeking non-publication of the decision is dispensed with. (2) The application by the Appellant seeking non-publication of the decision is refused. (3) The application by the Appellant seeking anonymisation of her identity in the decision is refused.
A lot owner appealed a previous tribunal decision regarding water damage and building maintenance in her apartment. The Appeal Panel declined to grant leave to appeal, as they were not convinced that a substantial injustice had occurred. Consequently, the initial decision was upheld, and the owners corporation's application for costs was rejected.
APPEALS – whether appeal raised a question of law – no question of principle – whether appeal raises an error warranting a grant of leave – no question of principle COSTS – special circumstances – exercise of discretion - no question of principle
Before
G Blake AM SC, Principal Member J Gatland, Senior Member
Hearing
6 March 2025
File Numbers
2024/00418754
Matched Strata Plans
SP81440
Parties
Lot Owner v Owners Corporation
Representation
Counsel: J Young (Respondent) Solicitors: Appellant (Self-represented) Kein Benson Lawyers (Respondent)
Orders
(1) Leave to appeal is refused. (2) The appeal is dismissed. (3) The application for costs of the respondent is refused.
A lot owner appealed a decision requiring him to comply with a by-law regarding noise transmission from his floor. The tribunal upheld the original decision, finding no errors in the lower tribunal's interpretation or application of the by-law. The application for leave to appeal was refused.
LAND LAW---strata title---by-laws---inadequate floor covering---noise transmission---construction of by-law
Before
G Sarginson, Senior Member P H Molony, Senior Member
Hearing
27 February 2024
File Numbers
2023/00438760
Matched Strata Plans
SP1158
Parties
Lot Owner v Lot Owner
Representation
Counsel: WK Soon (Appellant) First Respondent (self-represented)
Orders
(1) Leave to appeal is refused. (2) The appeal is otherwise dismissed.
Lot owners sought to install air conditioning, which the owners corporation refused based on a by-law. The tribunal found the owners corporation's refusal was not unreasonable and the appeal was dismissed. The tribunal determined the proposed installations did not comply with the relevant by-law.
LAND LAW – Strata Schemes Management Act 2015 – By-law regulating installation of air conditioning and permitting strata committee to approve – whether by-law protecting amenity of other lot owners is harsh oppressive or unconscionable ADMINISTRATIVE LAW – construction of by-law – principles...
Before
M Harrowell, Deputy President A Boxall, Senior Member
Hearing
14 December 2023
File Numbers
2023/00283684
Matched Strata Plans
SP1158
Parties
Lot Owner v Owners Corporation
Representation
Counsel: L Sims (Respondent) Solicitors: Appellants (self-represented) Pikes & Verekers (Respondent)
Orders
Leave to appeal is refused and the appeal is dismissed.
The applicants sought an order requiring the Owners Corporation to consent to the installation of air conditioning units. The Tribunal decided that the Owners Corporation had not unreasonably refused consent because the proposed work did not comply with the by-laws. Consequently, the Tribunal did not make the orders sought.
LAND LAW – Strata title - Owners Corporation – application for installation of air-conditioning condenser unit– whether proposed works unreasonably refused – whether non-compliant with by-law
Before
M Deane, Senior Member
Hearing
23 May 2023
File Numbers
SC 22/29381 and SC 22/28994
Matched Strata Plans
SP1158
Parties
Lot Owner v Owners Corporation
Representation
In SC 22/29381 and SC 22/28994: Counsel: L Sims (respondent) Solicitors: Bugden, Allen, Graham Lawyers (applicants)
Orders
In SC 22/29381: 1. The proceedings are dismissed. In SC 22/28994: 1. The proceedings are dismissed.
An Owners Corporation sued the builder and developer for defective building work. The defendants sought a stay of proceedings pending an investigation under the Residential Apartment Buildings (Compliance and Enforcement Powers) Act 2020. The court refused to stay the proceedings, finding the outcome of the Act's process was too uncertain and ordered the defendants to pay the plaintiff's costs.
CIVIL PROCEDURE – application for stay of proceedings – where defective building works the subject of the proceedings are also the subject of an investigation process under the Residential Apartment Buildings (Compliance and Enforcement Powers) Act 2020 (NSW) (“the Act”) – where the...
Before
Darke J
Hearing
10 March 2023
File Numbers
2021/240577
Matched Strata Plans
SP99576
Parties
Owners Corporation v Developer
Representation
Counsel: Mr F Corsaro SC (Plaintiff/Respondent) Mr B Le Plastrier (Defendants/Applicants) Solicitors: Chambers Russell Lawyers (Plaintiff/Respondent) Norton Rose Fulbright (Defendant/Applicants)
Orders
Application for stay of proceedings refused.
Frequently Asked Questions
- How many strata schemes does Strata Life Pty Ltd manage in NSW?
- Strata Life Pty Ltd manages around 350 strata schemes (around 8,000 total lots) across 65 suburbs in New South Wales, based on the NSW StrataHub register.
- What areas does Strata Life Pty Ltd provide strata management in?
- Strata Life Pty Ltd is most active in Hornsby, Dee Why, Manly, covering 65 suburbs across NSW in total.
- Does Strata Life Pty Ltd specialise in residential or commercial strata?
- Strata Life Pty Ltd manages primarily residential (80% residential, 5% commercial).
- What is the average scheme size managed by Strata Life Pty Ltd?
- Strata Life Pty Ltd manages schemes averaging 22 lots each, compared to the NSW state average of approximately 20 lots per scheme.
- Is Strata Life Pty Ltd a member of Strata Community Association (SCA) NSW?
- Based on the SCA NSW online directory, Strata Life Pty Ltd does not appear as a current member.
- Does Strata Life Pty Ltd have any NSW Fair Trading enforcement actions?
- Strata Life Pty Ltd does not appear on the NSW Fair Trading Name and Shame Register, indicating no recorded enforcement actions as of our last data update.
- How many NCAT or court cases involve schemes managed by Strata Life Pty Ltd?
- 7 tribunal or court cases involving schemes managed by Strata Life Pty Ltd appear in NSW caselaw records since 2023.
- What is Strata Life Pty Ltd's NSW strata management licence number?
- Strata Life Pty Ltd's NSW licence number is 10091707, issued under the Property and Stock Agents Act 2002.