We're based here. Class 1 licensed, focused only on small townhouse and villa schemes. Most local strata manager you'll find for your Caves Beach complex.
Local strata management
Caves Beach is home for us. Townhouse Strata is run from here — Alan Hunter, the Class 1 licensed manager who personally oversees every plan we manage, lives in the suburb. If your townhouse complex is in Caves Beach, you've got the most local strata manager possible.
Caves Beach has a strong stock of small villa and townhouse complexes — typically 4 to 12 lots, often built in the 80s and 90s, many catering to retirees and downsizers attracted by the lake and beach lifestyle. Most need a manager who understands coastal capital-works planning (salt air corrosion, more frequent painting cycles), not someone running a Sydney portfolio remotely.
Common Questions — Caves Beach
Most Caves Beach complexes we manage are 30–40 years old. By-laws often need refreshing to reflect current legislation, and capital-works plans typically need to factor in painting, balustrade replacement and gutter cycles that have been running for decades. Standard work for us — we'll review and bring it all up to current standards as part of onboarding.
For a 6-lot complex, our typical fixed annual fees come to around $2,030 incl. GST — under $7 per lot per week. Smaller schemes (4 lots) less; larger (10+ lots) slightly more. Full pricing breakdown.
Yes. We work with strata insurance brokers who specifically understand Lake Macquarie and Caves Beach risk profiles. Coastal complexes often pay 15–30% more for insurance than inland equivalents — a good broker can find competitive options. We re-shop policies annually as part of our standard service.
Same-day response. No obligation. Most Caves Beach proposals come back with a clear written quote within 24 hours.
Request a ProposalAlan Hunter · (02) 4971 0363