What it costs to live at Breakfast Point
Breakfast Point has a reputation for expensive levies. It’s a fair reputation. It’s also the single hardest thing to find a straight answer about online, so here are the actual figures for our apartment, from the actual invoices, for the 2026–27 year.
I’m selling this apartment privately, so I have no commission riding on you liking the number. I’d rather you saw it now than discovered it three weeks into a contract.
The figures
| Per quarter | Per year | |
|---|---|---|
| Strata — administration fund | $1,776.45 | $7,105.80 |
| Strata — capital works fund | $716.33 | $2,865.32 |
| Council rates, stormwater and waste | $420.13 | $1,680.50 |
| Total | $2,912.91 | $11,651.62 |
About $224 a week.
Lot 1, Strata Plan 77399, within Community Association DP 270347, City of Canada Bay. Strata figures are interim, pending adoption of the AGM budget.
What’s included that usually isn’t
Three things that arrive as separate bills almost everywhere else are already inside that figure. This is where most comparisons of Breakfast Point levies go wrong.
The Community Association levy. Breakfast Point has two layers of governance — your building’s owners corporation, and the community association that runs the estate. The community association levies the strata scheme, not you, so it’s recovered through the administration fund. No separate invoice.
Water. The building is bulk-metered. Sydney Water bills the owners corporation for the whole scheme. We never received a water bill in five years.
Country Club membership. Not a subscription. It attaches to the title — every owner within the community association has it. You can assign it to a tenant if you’re not living here, though not split it between yourself and an occupant.
So $11,651.62 is the whole cost of occupancy. Nothing else arrives later.
What it replaces
The recreation component alone covers:
- Heated 25-metre lap pool and spa
- A separate lagoon pool
- Two gyms — cardio and weights in separate rooms, no bookings needed
- Sauna and steam room
- Five full-size tennis courts
- Library, lounge and function rooms
A gym membership with a 25-metre heated pool runs $2,500 to $3,500 a year for a couple in Sydney. Tennis club membership is on top of that. So roughly a third of the levy is money most people in this bracket already spend.
The rest covers building insurance, common property maintenance, landscaping across 52 hectares, cleaning, and security through BNP Security.
A concrete example
The pavers on our front patio started lifting because of tree roots underneath. The owners corporation lifted them, re-concreted the base and relaid them.
No quotes, no arguing with a contractor, no weekend. The courtyards are common property with exclusive use to our lot — we have sole use of them, and the owners corporation maintains them.
That’s the transaction, really. You pay a lot, and things get fixed without you.
Against running a house
If you’re moving from a freestanding house nearby, the comparison isn’t levy versus zero. It’s levy versus what you’re currently paying separately:
- Council rates — typically $1,800 to $2,600 in Canada Bay on a house
- Building insurance — $1,500 to $2,500
- Gardening and lawn — $2,000 to $4,000 if you outsource it
- Gutters, roof, painting, fences — irregular but relentless
- Pool maintenance, if you have one — $1,500 to $2,500
- Gym and pool membership — $2,500 to $3,500 for two
I’m not going to tell you it comes out even. It depends entirely on your house.
But the gap is smaller than the headline number suggests, and that second column is a list of things you stop thinking about.
What’s coming
The community association publishes its capital works program. Your conveyancer will find this in the records, so here it is first.
Seawall maintenance
A development application has been lodged along with a Fisheries Permit application. The works are independently costed by a quantity surveyor at approximately $1.8 million across five to six years. Spread across the estate’s 2,600-plus homes that’s roughly $700 per home in total — already provided for within the capital works contribution.
Tennyson Wall stabilisation
Engineers have measured movement in the section between Cross Street and Orchards Avenue. It has not reached the intervention threshold. The committee chose to plan strengthening early rather than wait for it to. Works involve potholing to locate a high-pressure gas main, with Jemena reviewing the engineering plans.
Foreshore bollard lighting
Stages 2 and 3.
Roads
The estate’s roads are approaching 25 years old. A specialist road engineer’s condition assessment is due in October 2026. That one is a genuine unknown and I’d rather say so than not mention it.
Why this should reassure you
A strata scheme with low levies and no capital works plan is the one that frightens me. This place has an asset register, a work-order system, a three-year strategic plan, a quantity surveyor’s estimate before a DA is approved, and engineers monitoring a wall that hasn’t moved enough to need fixing yet.
That’s what $224 a week buys. Not just a pool.
Council rates are charged at the minimum levy — the calculated rate on the land value came in below the council’s floor.
Strata figures are interim, pending adoption of the AGM budget.
Come and see it
Inspections by appointment. One of us will show you through, and we’ll answer anything — including the things that aren’t on this page.
Or email directly: hello@spyglasshillbreakfastpoint.au
Or call: 02 9099 4489