House & land · Cranbourne West
Short answer
Cranbourne West, postcode 3977, is an established City of Casey suburb. The only new estate still selling is Harli, by Resolution Property Group. As at October 2026, fewer than five lots were left in its final Stage 4 release, all titled, from 392 m² to about 454 m². You can build soon, but settlement starts a 12-month build clock. The Harli Design Book requires a 7 star rating, solar, a rainwater tank and timber fences, which packages often miss. Turnkey Building Group (TKBG) is Victoria's leading builder broker, based in Berwick. We compare full turnkey, fixed-price packages from over 35 builders. We're paid by the builder from a share of its margin, so using us costs you nothing extra.
Lots
The Cranbourne West precinct sits about 2 km west of Cranbourne's town centre, with the Ranfurlie Golf Club on its southern edge. At the 2021 Census the median age was 32, and 61.8% of homes were owned with a mortgage.
As at 23 October 2026, OpenLot lists six estates in the suburb. Five are sold out: McCormick's Rise at Clarinda Park, Linc Townhomes, Lumeah, Phoenix at Alarah and Lochaven.
Harli launched in late 2022. Stages 1 to 3 have sold out and Stage 4 is the final release. Harli's developer describes it as the last available land in Cranbourne West. The estate has no townhouses, and its 2-hectare wetland reserve is complete.
| Example remaining lot (OpenLot, Oct 2026) | Frontage × depth |
|---|---|
| 392 m² | 14 m × 28 m |
| 450 m² | 14 m × 32.14 m |
Some lots look across the Ranfurlie Golf Course but have no direct access to it, and lots beside the course may carry extra design requirements. There's no display village on the estate. The developer points buyers to display homes nearby in Clyde. The Discovery Centre is on the corner of Bacchus Road and Aurora Drive.
Timing
Titles for Stages 3 and 4 have been issued, so you won't be waiting on land (see titled vs untitled land). The build deadlines run from settlement:
The Harli Design Assessment Panel (HDAP) must approve the design before the building permit. Your builder lodges it through the NGD Design portal, and the panel generally responds within ten working days. Two submissions are allowed, and extra ones may attract a fee. Every resubmission uses time from the 12 months you have to start building.
A refundable holding deposit holds a lot for seven days, with the balance of a 5% deposit due when you sign. Some Harli lots are builder-exclusive and must be bought through a partnered builder. Others are sold as land only, so ask which applies before you commit.
Design rules
Applications are assessed against the current version of the Harli Design Book, which can change, so ask for the latest one. The rules below come from the version published on the Harli website (amendments version 2). Setbacks are generally 4 m at the front, 5.5 m to the garage, 1 m from at least one side and the rear, and 2 m to a side street.
| Rule | What to ask the builder |
|---|---|
| Two or more materials or colours, no more than 80% of one, no full face brick facade | Does the facade mix meet the limit? |
| Roof pitch at least 22.5°. 450 mm eaves to the front, returning 2 m down the side (single storey), or to the whole upper level (double storey) | Are the pitch and eaves in the base price? |
| Liveable Housing Silver on lots over 300 m²: step-free entry, 820 mm doors, 1,000 mm corridors, ground floor toilet, hobless shower | Is the plan already drawn to Silver? |
| Exposed aggregate driveway, no visible plain concrete | Is it priced for the full length? |
| 1.8 m timber paling side and rear fences. No Colorbond, no front fences | Is fencing priced in timber? |
| At least 70% native plants, a front tree at least 1.5 m tall, one edible plant, 40% of the front garden permeable | Is landscaping included to this standard? |
Every remaining lot is over 300 m², so Silver applies to all of them.
Sustainability
The Design Book asks for:
A standard package often leaves these out. A quote drawn up for another estate may need variations once the panel reads the FirstRate5 report.
Have the fixed price built around the Design Book from the start. Ask each builder to list the energy rating, solar size, tank, EV connection and fencing as line items. Our guides to what turnkey should include and site costs cover the rest.
Getting around
Harli is reached from Western Port Highway via Hall Road and Cranbourne-Frankston Road. The Hall Road Upgrade finished in March 2024. It added a lane each way between McCormicks Road and Western Port Highway and upgraded five intersections. On Western Port Highway, the roundabouts at Ballarto Road and Cranbourne-Frankston Road became traffic lights in December 2022.
Cranbourne West has no train station of its own. Merinda Park station on the Cranbourne line is next to the precinct. The line is boom gate free and has run through the Metro Tunnel since 1 February 2026. Check PTV for current services.
Clarinda Village, on Everlasting Boulevard, has local shopping. Barton Primary School, Quarters Primary School and Cranbourne West Secondary College are in the suburb. Zones depend on your address, so check Find my School. For local jobs, RISE is a 64 ha industrial estate at 635 Hall Road, by ESR and Frasers Property Industrial.
Resale
You could buy a Harli resale. Some lots are being resold by earlier buyers through agents. On a resale lot, the requirement to start building within 12 months runs from the original lot settlement date, unless the developer agrees otherwise in writing. An older lot may leave little time for HDAP approval, so check that date before you sign.
Or look at a nearby suburb, each with its own rules and timing: Cranbourne North (Woodhaven), Botanic Ridge, Cranbourne and Cranbourne East, Clyde North, Clyde, or Berwick, close to our office.
The broker
With so few lots left and a strict Design Book, the main risk is a price that looks fixed but isn't. Bring us the lot number, contract of sale and building envelope plan. We compare designs from over 35 builders that fit the lot and the Harli Design Book, on the same terms. The builder you choose prepares and lodges the design with the HDAP, and you sign the building contract directly with them. TKBG is a builder broker, not a builder. We also help with knockdown rebuilds.
Read how builder brokers get paid and how to check a builder in Victoria, or start with our first home buyer guide. See builder broker Melbourne for how we work.
Why TKBG
Questions
Very little. As at October 2026, Harli had fewer than five titled lots left in its final Stage 4 release. OpenLot lists the suburb's five other estates as sold out.
Yes, Stages 3 and 4 are titled. Construction must start within 12 months of the original lot settlement date.
It's the set of design rules every Harli home must meet. The HDAP checks each design against the current version before the building permit, so ask for the latest one.
No. Homes must be all-electric, and the developer doesn't intend to provide reticulated gas. Colorbond fencing isn't permitted. Side and rear fences are timber palings, and front fences aren't allowed.
Not always. Some lots are builder-exclusive and must be bought through a partnered builder. Others are sold as land only, so ask about the lot you want.
The original settlement date. The 12-month deadline to start building runs from it unless the developer agrees otherwise in writing.
No. TKBG is Victoria's leading builder broker. We're paid by the builder from a share of its margin, so using us costs you nothing extra. We compare full turnkey, fixed-price packages from over 35 builders across Cranbourne West and all of Victoria.
Next step
Book a discovery appointment, or start at offer.tkbg.com.au.
Questions? Call 1300 008 524