Frequently Asked Questions

Here are some common questions about Sanctuary Cove.


What is the Primary Thoroughfare Body Corporate?

The Primary Thoroughfare Body Corporate is the overarching body corporate in Sanctuary Cove.  All other bodies corporate reside inside the PTBC.

As a body corporate committee, the PTBC is responsible for the management, administration and maintenance of the major roadway and infrastructure from the resort entrance to the InterContinental Sanctuary Cove Hotel, through to The Marine Village, and all entrances to the residential areas.  Responsibilities include:

  • Primary Thoroughfare (Sanctuary Cove Boulevard, The Parkway to Main gates and Sickle Avenue)
  • Infrastructure Assets (water, sewers, stormwater, Sickle Avenue bridge, recycled water pipeline)
  • Perimeter fences
  • Issues that cross two or more zones
  • Wildlife management
  • Recycled Water

The PBC Chair traditionally represents residents on the PTBC.

The PTBC is a body corporate constituted under the Sanctuary Cove Resort Act (1985).

Any item of expenditure incurred in relation to PTBC’s obligations must be funded by a levy on its members proportional to the 4,250 lot entitlements of commercial zone members in accordance with SCRA.

The members of the PTBC (total 4,250 lot entitlements) comprise:




Lot Entitlements

Harbour Mulpha SC Marina Pty Ltd 200 lots
Village Mulpha SC Marine Village Pty Ltd 1200 lots
Hotel Mulpha SC Hotel Investments Pty Ltd 500 lots
Golf SC Golf & Country Club Holdings Ltd 198 lots
Golf Mulpha SC (Developments) Pty Ltd 2 lots
Recreation Club Aveo SC Pty Ltd 72 lots
Recreation Club SC Country Club BUP 28 lots
Administration Mulpha SC (Developments) Pty Ltd 42 lots
Administration SC Golf & Country Club Holdings Ltd 7 lots
Administration RECC Properties Pty Ltd (cell tower) 1 lot
Residential Principal Body Corporate 2000 lots
What is the Residential Body Corporate?

The RBC is responsible for the control, maintenance, management and administration of the common property (other than the main roadway into the resort and the residential roads and parks) within its own Body Corporate area for the benefit of its property owners. Residents pay a quarterly levy to the RBC which, if unpaid, the RBC can recover in a court of law.

Each RBC is a body corporate constituted under the Building Units and Group Titles Act 1980 (BUGTA).

RBC members are elected at the Annual General Meeting for a term of one year.  For more information regarding your Body Corporate Committee, please review your RBC page.

For more information on the body corporate structure or on becoming an RBC committee member P 5500 3333, log on to or email

What is the Principal Body Corporate?

The PBC controls, manages, administers, maintains and repairs secondary thoroughfare roads, gates, parks and gardens in the residential areas and has responsibility for water, waste collection and security. It is also responsible for architectural, engineering and landscaping standards of the residential areas, roads and open space usage.

The PBC is controlled and regulated by the Sanctuary Cove Resort Act 1985 (SCRA)

Each Residential Body Corporate has representation on the PBC at the Extraordinary General Meeting.  An Executive Committee, as prescribed under SCRA, also exists and currently comprises all RBC Members Nominees.

What is the Company?

The PTBC and the PBC jointly owns a not-for-profit company named Sanctuary Cove Community Services Limited (SCCSL).

SCCSL owns four subsidiary companies: Sanctuary Cove Body Corporate Pty Ltd (Body Corporate Services); Sanctuary Cove Communications Services Pty Ltd (Communication Services); Sanctuary Cove Security Services Pty Ltd (Security Services); and Sanctuary Cove Water Services Pty Ltd (Water Services).

The Company provides Body Corporate management via its wholly-owned subsidiary, Sanctuary Cove Body Corporate Services Pty Ltd, for all three levels of the Body Corporate structure. The Company has been set up to recover its costs only and does not make a profit.

Sanctuary Cove Resort Act?

The PTBC and the PBC are controlled and regulated by the Sanctuary Cove Resort Act 1985 (SCRA), as legislated for by the Queensland State Government.

Please use the links to access further information on the Sanctuary Cove Resort Act (1985) and the Sanctuary Cove Resort Regulation (2009)

What are By-laws

By-laws are a set of rules that a body corporate makes to control and manage:

  • the common property
  • body corporate assets
  • services and facilities provided by the body corporate
  • the use of lots.

A body corporate can choose to adopt the standard by-laws that are set out in its governing legislation, or it can make its own.

The by-laws for a body corporate are in the community management statement which is recorded for each community titles scheme.

Making or Changing By-Laws

A body corporate can make new by-laws, or change its existing ones at any time.

To do this a body corporate must pass a motion to record a new community management statement that includes changes to the by-laws and registered with the appropriate State Government body.

There are many different by-laws that operate in the Sanctuary Cove Resort.  Site-based by-laws include:

Primary Thoroughfare By-Laws

Secondary Thoroughfare By-Laws

Residential Zone Activity By-Laws

Development Control By-Laws (Stage 1 and Stage 2)

As defined above, each Residential Body Corporate also has its own set of by-laws.  To access these, please go to the RBC index Page and select your Body Corporate from the menu, then access the RBC By-laws from your RBCs individual page.

What is MULPHA?

Mulpha is Malaysia’s largest investor in Australia with extensive interests across real estate, development, hospitality and the retirement sectors.

Current investments include Sanctuary Cove, the ultra luxury One&Only Hayman Island, Intercontinental Hotel Sydney, Intercontinental Hotel Sanctuary Cove, Bimbadgen Winery Estate, Norwest Business Park, Mulgoa Rise and Bella Vista Waters Residential estates, Sydney Hotel School, Marritz Hotel and Salzburg Apartments in Perisher.

Mulpha is also the largest investor in the listed Aveo Group, Australia’s largest retirement village owner, developer and manager. Mulpha continues to pursue expansion of its interests across each of these investment sectors.

For more information, visit or

Why do I have to pay rates on top of my levies?

We are still working on this bit

: )

Explain levies

Each lot owner must pay a share of body corporate expenses (i.e. owner contributions). Bodies corporate budget for expenses and then levy each owner in the scheme for the money they need to meet those expenses.

It is mandatory that each RBC has a piece of land that is its common property, an RBC cannot exist without common property. The area of the common property varies from RBC-to-RBC with some having only a small parcel of land which can be as little as 1 square metre to others with hundreds of square metres. Consequentially levies will vary considerably between each RBC.

Levies comprise both administration and sinking fund contributions for:

  1. Group Title Plan (GTP) – Common Property of the RBC
  2. Group Title Plan (GTP) – Common Property of the Sanctuary Cove Principal Body Corporate (PBC)
  3. Group Title Plan (GTP) – Common Property of the Sanctuary Cove Primary Thoroughfare Body Corporate (PTBC) and
  4. Building Unit Plan (BUP) – Common Property of the BUP (if applicable)

Each quarter, individual lot owners pay a levy to its RBC. The RBC, by law, must pay for its common property expenses and its mandatory lot entitlement contribution to the PBC. The PBC, by law, must pay for its common property expenses and its mandatory lot entitlement contribution to the PTBC.

An RBC is not able to levy its members differentially unless it has entered in to an agreement with the member as prescribed under the Building Units and Group Titles Act (1980). Also refer to the Building Units and Group Titles Regulation (2008). It is important to understand that any such agreement cannot conflict with or replace the RBC’s obligations as specified under BUGTA.

What do the levies pay for?
What is a sinking fund?

A body corporate must have an administrative fund as well as a sinking fund. Money cannot be transferred between the funds. Money paid into the sinking fund includes:

  • owners’ contributions to the sinking fund
  • interest received from the fund’s investments
  • money from insurance pay outs (for major, capital  items that are destroyed or damaged).

Money spent from the fund

Money in the sinking fund can be spent on:

  • big or one-off items, like painting or structural repairs to common property
  • replacing major common property items
  • other items that should reasonably be met from capital.


The body corporate must prepare a sinking fund budgets (and an administrative fund budget) each financial year. The sinking fund budget must:

  • provide for necessary and reasonable spending for the financial year
  • reserve an amount to meet likely spending for at least 9 years after the current financial year.

In the 10 year period, it must allow for:

  • likely spending of a capital or non-recurrent nature
  • replacement of major capital items
  • other costs that should reasonably be met from capital.

The fund must decide the amount to be raised from contributions to cover the expected future capital costs.

See body corporate budgets for more information.

Planning ahead

A body corporate needs to budget for major capital spending for ten years, the current financial year and the next 9 years. A body corporate may ask a professional to prepare a sinking fund forecast for it. However a body corporate does not have to get a professional sinking fund forecast. The committee or an owner can estimate the likely spending requirements. This is a matter for each body corporate.

Sinking fund investments

The body corporate can invest money from the sinking fund if it’s not needed immediately. This is similar to the way a trustee can invest funds.

See section 96(2)(b) of the Body Corporate and Community Management Act 1997 (PDF) for more information.

It is up to the body corporate to decide how to manage and invest its funds.

Extract from Queensland Government.

What is the difference between RBC, PBC, and PTBC components?
Can I pay my levies by Credit Card

Yes, you can using the DEFT Payment System.  If you visit www.DEFT.COM.AU (Macquarie Bank) you can pay using the DEFT Reference Number shown at the bottom of the Notice of Contributions.

There are several options, you can either set up an account on the DEFT Site, or you can choose to make a one-off payment and not create an account.  You will see the options available on the site.

Always remember to check it says Macquarie Bank in the address bar on your browser if using these links.

Please note: Macquarie Bank makes a 1.5% surcharge to use the service.

What do I do if I need help?

If you need immediate assistance, press one of the Panic Buttons in your residence.  Security will attend immediately.

Alternatively, Security’s direct phone number is 5500 3355

The email address for security is

You can find a list of other important numbers here.

What does Security do?

We are still working on this bit

: )


Like any other registered vehicle, use of golf buggies is regulated by the state government, incorrect operation of which can result in fines and demerit points on driving licences.

Buggies are restricted to 20km per hour, are covered by CTP insurance through the registration process, and are limited to use by licensed drivers.  They are also limited to the number of passengers they can carry.  Please check your registration sticker for more information.

A permit is required to use the buggy path from Sanctuary Cove to Hope Island resort.  Permits can be acquired from Gold Coast City Council or their agents at Sanctuary Cove, Community Matters.  Please refer to their websites for further information.

Remember: golf buggies are not toys.  Allowing under-age and unlicensed drivers to operate golf buggies is an offence.


There is a blanket 40km per hour speed limit throughout Sanctuary Cove.  Speed cameras are in operation and those violating the speed limits will be subjected to penalties in accordance with the local by-laws.

What is the AVEO development?

Below are links to the five letters to residents regarding the AVEO development, plus a link to the AVEO website. Still writing this in the meantime.

Letter 1 July 2015

Letter 2 July 2015

Letter 3 October 2015

Letter 4 January 2016

Letter 5 July 2016

Letter 6 August 2016

Access more information regarding the proposed AVEO development here.

What process will occur?

Residents at each Residential Body Corporate (RBC) Extraordinary General Meeting (EGM), held during November 2016, will vote: For; Against; or Abstain regarding the AVEO development. If the vote is passed, noting that 50 per cent plus 1 vote is required, the motion will be carried.

Your RBC Members’ Nominee to the Principal Body Corporate (PBC) will then vote at the November PBC General meeting in line with the result of your RBC vote.

There will be a motion tabled at the November PBC General meeting instructing the PBC Members’ Nominee to the Primary Thoroughfare Body Corporate (PTBC) on how to vote at the November PTBC meeting, which follows the PBC meeting – again with a 50 per cent plus 1 vote majority required.

The PTBC will then vote on a motion at its November meeting. The result of the vote by the PTBC will then be included in the registration proposal for the PUP (Proposed Use Plan) and submitted to the Minister for rezoning and approval.

What will they pay?

We are still working on this bit

: )

When will they start and what will they build?

We are still working on this bit

: )

What else can we do round here?

We are still working on this bit

: )

Ducks, Geese and Kangaroos

We are still working on this bit    : )

Meantime here is the factsheet on Kangaroos in the Cove

English Version

Still need help? Contact Us

Sanctuary Cove Body Corporate Committees


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