The Canterbury-Bankstown Bulldogs have found themselves caught in the middle of an explosive court battle between a brother and a sister, involving a family home situated next to the club’s home ground.

Nick Vlahos launched legal action against his sister, Panagiota Vlahos, in the NSW Supreme Court, claiming she was delaying selling the property, which sits directly next to Belmore Sports Ground, in a bid to continue living in the house rent-free.

The property was part of their mother’s estate after she died in February 2022, with her will stating the home be split four ways between the siblings and Nick’s two children.

In court, Ms Vlahos, who was the executor of the will, claimed the Bulldogs were to blame for the delay after the club expressed a desire to purchase the Tudor Street property.

“It was thought that the Club, or a developer, might be prepared, as a private treaty purchaser, to pay a fuller price than would be available on the auction market,” the court decision stated.

The court heard how the Bulldogs made an offer to buy the home for $1.8 million in March 2024, which was knocked back by Ms Vlahos.

The club then upped the offer to $1.85 million in June before another increase to

$2 million – both of which were refused.

The court heard how the club was advised Ms Vlahos expected an offer between “$2.39 million and $2.895 million”.

In August 2024, the club conditionally agreed to pay $2.07 million for the property; however backed out of the deal after a final inspection of the property.

“On September 26, the club informed (Ms Vlahos’ lawyer) that it was no longer interested in purchasing the property,” the court decision stated.

“(Ms Vlahos) professed herself ‘surprised and disappointed’ that the Club had pulled out of the agreement to buy the property, especially given that an inspection had previously been carried out on its behalf.”

The property then went to auction and was sold for $1.98 million in July last year.

Mr Vlahos argued to the court that his sister failed to inform him about the negotiations with the club and continually delayed the sale of the home unnecessarily in a bid to live in the home rent-free.

The court heard how their mother’s will stated Ms Vlahos was to live in the house for 12 months after her death.

However, after the 12 months, the court heard how Ms Vlahos made no attempt to gain income from the property in the interests of the four “beneficiaries”.

The court heard how in 2023, Mr Vlahos’ lawyers proposed Ms Vlahos pay a $300 per week “occupation fee” up until one week before the settlement date, and $700 per week if she remained in occupation thereafter.

However, Ms Vlahos refused to pay the fee, arguing that Mr Vlahos had “refused to contribute anything to the upkeep of the property”.

Last month, Ms Vlahos made a bid for legal costs, arguing that her fees should either be paid by Mr Vlahos or deducted from the estate.

NSW Supreme Court Justice Guy Parker ruled against Ms Vlahos, stating that Mr Vlahos was left in an “information vacuum” and his “requests for information” were repeatedly ignored.

“The evidence leaves the impression that Ms Vlahos treated the issues which arose in the administration as a contest between herself and her brother,” Judge Parker said in his decision.

“While Ms Vlahos may have tried to negotiate with the Club in the hope of achieving a better financial outcome for the estate, she failed to achieve that outcome.

“In the end, the property had to be sold at auction anyway. The result was a significant delay and, no doubt, increased costs for the beneficiaries.”

Justice Parker pointed out that as part of the will, Ms Vhalos was given her mother’s bank accounts, jewellery, and household contents.

She was also previously gifted a separate property by their parents.

Judge Parker allowed Mr Vhalos to discontinue the proceedings, leaving the door open for him to pursue legal action against his sister as the executor of the will.

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