Before buying, selling, or renovating a property, it is important to know whether it is strata titled. A strata titled property has a different ownership structure from a standalone house, and this can affect your rights, responsibilities, costs, insurance, and how decisions are made.
In a strata scheme, you usually own your individual lot, such as an apartment, townhouse, villa, shop, or office, while also sharing responsibility for common property with other owners. Common property may include areas such as driveways, gardens, roofs, lifts, hallways, stairwells, external walls, and shared facilities.
Checking whether a property is strata titled can help you understand what you are buying or managing. It can also help you identify whether there are strata levies, by-laws, owners corporation responsibilities, shared maintenance obligations, or restrictions that may affect the property.
This guide explains how to check if a property is strata titled, what documents to review, where to look for the strata plan number, and what buyers should understand before entering a strata scheme.
What Does Strata Titled Mean?
Strata titled means a property is part of a strata scheme. This type of ownership is common in apartments, townhouses, villas, mixed-use buildings, commercial suites, and some developments with shared areas.
In a strata titled property, an owner owns their individual lot. This may be a unit, apartment, townhouse, shop, office, or storage space. At the same time, all owners share responsibility for common property through the owners corporation.
Common property can include areas such as hallways, stairwells, roofs, lifts, driveways, gardens, external walls, shared car parks, foyers, and building facilities. These areas are usually maintained and managed by the owners corporation on behalf of all owners.
This ownership structure is different from a standalone Torrens title property, where one owner usually owns and manages the whole property. In a strata scheme, owners have both private ownership and shared obligations, which is why it is important to confirm the title type before buying or making decisions about the property.
Why It Matters Whether a Property Is Strata Titled
Knowing whether a property is strata titled is important because it affects how the property is owned, managed, maintained, and insured.
When you buy a strata titled property, you are not only buying your individual lot. You are also becoming part of an owners corporation, which means you share responsibility for common property with other owners. This can affect your ongoing costs, repair obligations, voting rights, and the rules you need to follow.
For example, strata titled properties usually have strata levies. These levies help pay for building insurance, common property maintenance, repairs, administration, cleaning, gardening, and long-term capital works. There may also be by-laws that cover things like pets, parking, noise, renovations, waste disposal, and use of shared areas.
It also matters because some changes to the property may need approval. If you want to renovate, alter common property, change flooring, install air conditioning, or make structural changes, you may need permission from the owners corporation before starting work.
Understanding whether a property is strata titled helps you avoid surprises. It gives you a clearer picture of your rights, responsibilities, future costs, and the shared obligations that come with owning or living in the property.
Check the Contract of Sale
One of the easiest ways to check if a property is strata titled is to review the contract of sale.
For buyers, the contract should include important title and property information. If the property is part of a strata scheme, the contract may include the strata plan, lot number, strata plan number, by-laws, title search, and other strata-related documents.
The strata plan is especially important because it shows how the property is divided between individual lots and common property. It can help identify what belongs to the individual owner and what is shared by the owners corporation.
You may also see references to the owners corporation, strata levies, by-laws, common property, or a strata managing agent. These are strong signs that the property is strata titled.
Before exchanging contracts, buyers should have the contract reviewed by a conveyancer or solicitor. They can confirm the title type, explain the strata documents, and help identify any issues that may affect the purchase.
Look for the Strata Plan Number
Another way to check if a property is strata titled is to look for the strata plan number.
A strata titled property will usually have a strata plan number, often shown as SP followed by a number. This number identifies the registered strata scheme and may appear on the contract of sale, title documents, strata records, levy notices, insurance documents, or correspondence from the strata manager.
For example, you may see references to:
Lot 12 in Strata Plan 12345
or
SP12345
The lot number identifies the individual property within the scheme, while the strata plan number identifies the whole strata scheme.
Finding the strata plan number is useful because it can help you search for more information about the scheme, confirm whether the property is part of strata, and locate relevant records. It can also help your solicitor, conveyancer, or strata search provider review the property more accurately.
If you cannot find the strata plan number in the documents you have, ask the real estate agent, conveyancer, solicitor, strata manager, or NSW Land Registry Services search provider to help confirm it.
Use the NSW Government Strata Search Tool
In NSW, you can use the NSW Government strata search tool to help check whether a property is part of a registered strata scheme.
This tool allows you to search for a strata scheme using the registered address or strata plan number. If the property is strata titled, the search may help you confirm the strata scheme details and identify the owners corporation.
However, it is important to remember that the registered strata scheme address may not always appear exactly the same as the property’s street address. For example, a building may have multiple street frontages, unit numbers, or a registered address that differs slightly from how the property is advertised.
If you are unsure, the strata plan number is usually the more reliable detail to search with. You may find it in the contract of sale, title documents, strata records, levy notices, or by asking the selling agent, conveyancer, or solicitor.
The NSW strata search tool is a useful starting point, but it should not replace proper legal or conveyancing checks before buying. A conveyancer or solicitor can help confirm the title type and review the full strata documents before you proceed.
Search NSW Land Registry Services
You can also check title and property information through NSW Land Registry Services. This can help confirm whether a property is strata titled and identify important details such as the lot number, title reference, and strata plan number.
NSW Land Registry Services keeps official property records, including registered plans and title information. If a property is part of a strata scheme, the title documents will usually refer to a lot in a strata plan.
In many cases, buyers will not need to search these records themselves. A conveyancer or solicitor can obtain and review the relevant title documents as part of the buying process. They can also explain what the documents mean and whether there are any issues that need further investigation.
This step is especially useful if the property type is not obvious. Some townhouses, villas, duplexes, commercial suites, and mixed-use properties may look similar from the outside but have different title structures. Checking the official title records helps remove uncertainty and gives buyers a clearer understanding of what they are purchasing.
Ask the Real Estate Agent, Conveyancer, or Solicitor
If you are unsure whether a property is strata titled, ask the real estate agent, conveyancer, or solicitor to confirm it.
The selling agent may be able to provide basic information, such as whether the property is part of a strata scheme, whether strata levies apply, and whether there is an owners corporation. However, buyers should not rely only on verbal advice when making a purchase decision.
A conveyancer or solicitor can review the contract of sale, title documents, strata plan, by-laws, and other relevant records. They can confirm whether the property is strata titled and explain what that means for your ownership, costs, responsibilities, and approval requirements.
This is especially important before exchange of contracts. Once you exchange, you may be legally committed to the purchase, so it is better to understand the title structure before moving forward.
You can ask questions such as:
- Is this property part of a strata scheme?
- What is the strata plan number?
- What are the current strata levies?
- Are there any special levies or major works planned?
- Are there by-laws that affect renovations, pets, parking, or short-term letting?
- Are there any known disputes, defects, or insurance issues?
Getting professional advice early can help you avoid surprises and make a more informed decision before buying a strata titled property.
Review the Section 184 Certificate
A Section 184 certificate is another important document that can help confirm whether a property is part of a strata scheme. It provides key information about a strata lot and the owners corporation.
This certificate may include details such as the lot number, strata plan number, current levies, unpaid contributions, insurance information, by-laws, strata manager details, and other important scheme records.
For buyers, the Section 184 certificate can be useful because it gives a clearer picture of the property’s strata obligations. It can help you understand how much you may need to pay in levies, whether there are any outstanding amounts, and who manages the scheme.
In most cases, your conveyancer or solicitor can help request and review this certificate before exchange. They can explain what the information means and whether anything needs further investigation.
While the Section 184 certificate is not the only document you should review, it is a valuable part of checking whether a property is strata titled and understanding the responsibilities that come with ownership.
Order a Strata Inspection Report
If you are buying a strata titled property, it is also worth ordering a strata inspection report. This report gives you a deeper look at the strata scheme beyond simply confirming that the property is strata titled.
A strata inspection report usually reviews the owners corporation’s records. This may include meeting minutes, financial statements, levy information, insurance details, repair history, by-laws, correspondence, disputes, building defects, planned works, and any special levies.
This is important because two properties may both be strata titled, but the condition of each scheme can be very different. One building may have healthy finances, clear records, and well-managed maintenance, while another may have unresolved repairs, ongoing disputes, high levies, or major expenses coming up.
For buyers, a strata report can help identify issues before committing to the purchase. It may show whether the scheme is being managed properly, whether there are known building problems, and whether owners may need to contribute extra funds in the future.
A strata inspection report does not replace legal advice, but it can give your conveyancer or solicitor useful information to review before exchange. This can help you make a more informed decision before buying into a strata scheme.
Check for Levies and By-Laws
Another sign that a property is strata titled is the existence of strata levies and by-laws.
Strata levies are regular contributions paid by owners to the owners corporation. These funds are used to cover shared expenses such as building insurance, common property maintenance, cleaning, gardening, repairs, administration, strata management fees, and long-term capital works.
By-laws are the rules that apply to owners, tenants, and visitors within the strata scheme. They may cover matters such as pets, parking, noise, renovations, short-term letting, waste disposal, smoking, and the use of common areas.
If the property has regular strata levies, an owners corporation, by-laws, and common property obligations, it is a strong sign that the property is part of a strata scheme.
However, you should still confirm this through the contract of sale, title documents, strata plan, or advice from a conveyancer or solicitor. Levies and by-laws can help indicate that a property is strata titled, but official documents are the best way to confirm the title structure.
Look at the Type of Property
The type of property can also give you a clue about whether it may be strata titled.
Apartments and units are commonly strata titled because they usually form part of a larger building with shared areas such as hallways, lifts, stairwells, foyers, roofs, external walls, and shared services.
Townhouses, villas, duplexes, mixed-use buildings, commercial suites, and some retirement-style or community developments may also be strata titled. These properties may have shared driveways, gardens, visitor parking, common walls, or other common property that needs to be managed by an owners corporation.
However, property type alone is not enough to confirm the title structure. Some townhouses or duplexes may be Torrens title, while others may be strata title or community title. A property can look similar from the outside but have very different ownership and management arrangements.
This is why you should always check the official documents. The contract of sale, title search, strata plan, Section 184 certificate, or advice from a conveyancer or solicitor can confirm whether the property is strata titled.
Understand the Difference Between Strata, Torrens, and Community Title
When checking whether a property is strata titled, it also helps to understand the difference between strata title, Torrens title, and community title.
A strata title property usually involves individual ownership of a lot, along with shared ownership and responsibility for common property. This is common in apartments, units, townhouses, villas, and mixed-use buildings.
A Torrens title property is usually more straightforward. The owner generally owns the land and building directly, without being part of an owners corporation. This is common for standalone houses, although some townhouses and duplexes may also be Torrens title.
A community title property can involve shared facilities or land within a larger estate or development. Owners may have individual lots but also share responsibility for community property, such as private roads, gardens, recreational areas, or shared infrastructure.
These title types can look similar from the outside, but they come with different rules, costs, responsibilities, and approval processes. That is why buyers should confirm the title type before making a decision. A conveyancer or solicitor can review the title documents and explain whether the property is strata title, Torrens title, community title, or another ownership structure.
What to Check Before Buying a Strata Titled Property
Before buying a strata titled property, it is important to look beyond the apartment, townhouse, villa, or unit itself. You are also buying into a shared ownership structure, so the condition and management of the whole scheme matters.
Start by checking the strata levies. Make sure you understand how much they are, how often they are paid, and whether they are likely to increase. You should also ask whether there are any special levies, unpaid levies, or major expenses expected in the near future.
Review the by-laws carefully. These rules can affect everyday living and may cover pets, parking, renovations, flooring, noise, smoking, short-term letting, waste disposal, and use of common areas.
It is also important to check the owners corporation’s financial records, capital works fund, meeting minutes, insurance details, repair history, and any known building defects or disputes. These documents can help show whether the scheme is well managed or whether there may be problems after settlement.
If possible, order a strata inspection report and have your conveyancer or solicitor review the contract and title documents before exchange. This can help you understand your responsibilities, future costs, and any risks connected to the property.
Final Thoughts
Checking whether a property is strata titled is an important step before buying, selling, renovating, or making decisions about ownership responsibilities. A strata titled property is not managed the same way as a standalone house, so it is important to understand the title structure before moving forward.
The easiest ways to check are to review the contract of sale, look for the strata plan number, check the title documents, use NSW Government search tools, and ask your conveyancer or solicitor to confirm the details. Documents such as the strata plan, Section 184 certificate, by-laws, levy notices, and strata inspection report can also help you understand whether the property is part of a strata scheme.
If the property is strata titled, make sure you understand the levies, common property responsibilities, insurance, by-laws, approval requirements, and any ongoing issues within the scheme. These details can affect your costs, rights, and responsibilities as an owner.
At Elevated Strata Communities, we help NSW strata schemes stay organised, informed, and well managed. Whether you are an owner, committee member, or buyer trying to understand a strata property, clear information and proactive management can make the process much easier.