What Is Common Property in a Strata Plan (NSW)?
If you own, manage, or are looking to purchase a strata property in Sydney—particularly in the Eastern Suburbs—understanding what is common property in a strata plan NSW is essential.
It’s one of the most common areas of confusion we come across, and it can directly impact maintenance costs, repair responsibilities, and renovation approvals.
What is Common Property?
Put simply:
Common property is any part of a strata scheme that is not included within an individual lot.
It is jointly owned by all owners and managed by the owners corporation.
In most Sydney strata buildings, common property includes:
Building structure (walls, roof, foundations)
Foyers, hallways, and stairwells
Driveways, gardens, and shared outdoor areas
Plumbing, electrical, and drainage systems servicing multiple lots
👉 If it’s not clearly part of your lot on the strata plan, it is generally common property.
How to Identify Common Property in NSW
The answer always comes back to the registered strata plan.
In most NSW strata schemes:
The lot is defined as the internal airspace
Boundaries are usually the inner surface of walls, floors, and ceilings
Everything outside those boundaries is typically common property
For Sydney investors, this distinction is critical—particularly when budgeting for maintenance or planning upgrades.
What Do You Own in a Strata Property?
Understanding what sits inside your lot helps avoid costly mistakes.
Typically, lot property includes:
Internal (non-structural) walls
Floor coverings such as carpet or floating floors
Light fittings
Blinds and curtains
Kitchen cabinetry
Bathroom fixtures (toilets, basins, baths)
What is Considered Common Property?
While every strata plan can differ, the following are commonly classified as common property in NSW strata schemes:
Structural walls, ceilings, and floors (including the slab)
External windows and doors
Balcony structures
Waterproofing membranes
Pipes, wiring, and shared services
For Eastern Suburbs apartments, items like balconies, windows, and waterproofing are some of the most frequent sources of confusion.
Why Common Property Matters for Sydney Investors
Understanding strata common property responsibilities in NSW is key to protecting your investment.
Maintenance & Repairs
The owners corporation is responsible for maintaining common property. This includes structural repairs, roof issues, and shared services.
Costs & Levies
All owners contribute to the upkeep of common property through strata levies—something investors need to factor into cash flow.
Renovations & Approvals
If works affect common property (e.g. flooring, walls, plumbing, or windows), approval is typically required.
Common Property Grey Areas
From our experience managing properties across Sydney’s Eastern Suburbs, these are the most common areas of confusion:
Windows and balcony doors – usually common property
Flooring vs slab – coverings vs structure
Waterproofing membranes – often owners corporation responsibility
Structural vs non-structural walls
Because of this, reviewing the strata plan before any works is always recommended.
Key Takeaway
A simple way to look at it:
If it supports the building → it’s likely common property
If it’s internal and cosmetic → it’s likely part of your lot
However, the strata plan always has the final say.
📍 Need Help Understanding Your Strata Plan?
If you’re unsure what is common property in your building—or you’re planning renovations—it’s worth getting clarity upfront.
At Moshav Realty, we take a proactive approach to property management, helping landlords across the eastern suburbs, eastern beaches, CBD, lower north shore, and inner west areas of Sydney to maximise income while protecting their asset.
Maximising the return on your investment property is about more than simply collecting rent.
It requires a clear understanding of the local market, strategic presentation, proactive maintenance and informed decision-making.
With the right advice and professional support, landlords can improve rental income, reduce vacancy and position their property for long-term growth.
If you own an investment property in Sydney’s Eastern Suburbs, Eastern Beaches, CBD, Lower North Shore or Inner West and would like tailored advice, contact Moshav Realty today for a complimentary rental appraisal and property performance review.
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