Northern Suburbs

Conveyancing in Craigieburn.

Craigieburn is two suburbs on one postcode. The streets around the station and Craigieburn Central were subdivided before precinct structure plans existed. The estates west of Aitken Boulevard sit under two of them, with a contributions overlay, an Urban Growth Zone schedule and a developer's memorandum of common provisions on most titles.

Prepared reviews your contract and Section 32 against what Craigieburn actually raises: which side of the precinct line the lot sits on, what infrastructure levy is still owing, whether the build deadline in the estate covenant has already run, and what the Melbourne Airport overlay review could mean. You get answers you can act on before the cooling-off period runs out.

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Craigieburn at a glance

Postcode
3064
Council
Hume City Council
Water corporation
Yarra Valley Water (confirm by address)
Most common dwelling
Separate house (89.2%, 2021 Census)

Authorities for Craigieburn

Check it yourself

Links to government and third-party sites. We do not control what they publish, and the planning certificate and Section 32 for the specific property remain the source of truth.

About Craigieburn

Craigieburn Road runs east to west from the Hume Highway to Mickleham Road, and its upgrade, with new lanes and signalised intersections replacing the roundabouts, finished major construction in December 2024. Craigieburn station on Potter Street is the end of the Metro line, and Craigieburn Central has traded on the town centre site since 2013. Merri Creek is the eastern boundary, Aitken Creek crosses the suburb to meet it, and Mount Ridley conservation reserve and Malcolm Creek sit to the north.

What the market here means for your contract

At the 2021 Census, 89.2% of Craigieburn's occupied dwellings were separate houses, 9.6% were townhouses and 1.2% were flats or apartments. The population was 65,178, more than any other suburb in Melbourne's north.

The practical effect is that the same suburb sells two different kinds of house. In the older core you are checking a conventional title. On Craigieburn R2 and Craigieburn West land you are checking an Urban Growth Zone schedule, a contributions overlay, a section 173 agreement and a developer's memorandum of common provisions, and the Section 32 should tell you which.

Before you sign

In Victoria you get three clear business days to cool off, and none at all if you buy at auction.

That is the whole window. A contract read after settlement is a bill, not advice. If the property is going to auction, the review has to happen before you raise your hand, and it costs you nothing to have it done. There is no reason to be the person who finds out afterwards.

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Local detail

What we check in Craigieburn

Which side of the precinct line

The Craigieburn R2 Precinct Structure Plan (Amendment C120, gazetted 18 November 2010) and the Craigieburn West Precinct Structure Plan (Amendment C246hume, gazetted 21 January 2022) cover the land west of the established core, between Mount Ridley Road and Mickleham Road. The town centre and the streets around the station sit outside both. The planning certificate in the Section 32 tells you which regime applies, and everything else on this page follows from it.

Two levies with different timing

Craigieburn R2 land sits under Development Contributions Plan Overlay Schedule 1. Craigieburn West land sits under Infrastructure Contributions Plan Overlay Schedule 3, with a levy per net developable hectare that is indexed each year and payable before the statement of compliance or the building permit. On a titled lot the developer has usually paid. On a house-and-land package or an unregistered lot, confirm who pays and when.

Estate covenants with a clock

Aston (Peet) and Highlands (Stockland) design guidelines are enforced through a memorandum of common provisions and restrictions on the plan of subdivision. They set fencing colour, driveway finish and prohibited facade materials, and they set deadlines: landscaping and fencing within six months of the occupancy certificate at Aston, within a year at Highlands. Some fall away on a date printed on the plan. Check whether that date has passed before you assume they no longer bind.

Aircraft noise and the airport overlay

Melbourne Airport is about six kilometres south-west of Craigieburn West. The Hume scheme's Melbourne Airport Environs Overlay Schedule 2 limits dwellings to one per 300 square metres and requires noise attenuation to AS 2021. Planning Victoria said in November 2025 that the overlay is being updated on the 2018 Master Plan contours and will apply to more properties than before. Nothing has been gazetted for Craigieburn. Check the Planning Property Report for the specific title.

Creek-side flooding

Aitken Creek has flood-prone stretches near Clovelly Drive, and on 17 June 2018 a dam on Waterview Boulevard failed and flooded Central Park Avenue. Where a Land Subject to Inundation Overlay is mapped, fences, pools, decks and most works need a permit. Check the overlay and consider a Melbourne Water flood level certificate for a lot beside Aitken, Malcolm or Merri Creek.

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How it works in 3 steps

Step 1

Upload your contract

Upload your contract, add a few details and you’re done. No appointment to book, no credit card and no obligation.

Step 2

Same business day review

In before 2pm, back before you need it.

We’ll send you a free legal review to help you understand what matters, what to watch for and what to do next.

Step 3

Your call

Walk away, or have us run the matter through to PEXA settlement for $1,600 incl. GST fixed.

Either is fine with us.

How we help in Craigieburn

Contract of Sale reviews

Before you sign anything, we review the Contract of Sale and explain the terms, special conditions and risks that could affect your purchase.

Section 32 Vendor Statement reviews

The Section 32 carries the planning controls, easements, owners corporation details and outgoings. We explain what it means and flag anything that deserves a closer look.

Property conveyancing

Buying or selling, we manage the legal transfer of ownership, prepare the documents and coordinate every party through to settlement.

Settlement and statement of adjustments

We prepare and check settlement figures, including council rates, water rates, owners corporation fees and other adjustments, so nothing is wrong on the day.

Electronic settlement through PEXA

Most Victorian settlements now happen electronically. We run the whole process securely and keep you informed at each step.

Owners corporation due diligence

Buying an apartment, townhouse or unit means buying into an owners corporation. We review the records, financial statements, rules, maintenance obligations and any known issues.

Easements, covenants and title restrictions

We explain everything affecting the title, including easements, restrictive covenants, caveats, mortgages, section 173 agreements and other registered interests that could limit what you do with the property.

Stamp duty and Duties Online

We calculate your duty, prepare the documents and lodge everything through Victoria's Duties Online system.

See everything we handle across Northern Suburbs

Why Prepared

Anyone can offer a free review. What matters is what comes back, and who wrote it.

 

Speed

Same-day contract reviews. While others wait on a callback, you are at the next inspection ready to offer.

Expertise

Your contract is reviewed by experienced Australian property lawyers who understand the local property market. In Albert Park that means environmental audit conditions, heritage controls and multi-tier owners corporations, not a generic checklist.

Fixed fee

One price for the conveyancing, published before you commit. No hourly billing, no surprises on the invoice, and no charge at all for the review that got you there.

What it costs

Nothing to have it read. One price if you go ahead.

Most conveyancers charge for a review, or ask you to request a quote before they will tell you anything at all. Here is the whole thing, so you can compare without making a phone call.

Free

Contract and Section 32 review

No charge, no obligation, no limit on how many properties. Back the same business day.

$1,600

Full conveyancing, buying

Incl. GST, fixed. Contract through to PEXA settlement, adjustments and duty lodgement.

$300

Selling, and it does not sell

Professional fees only, plus the cost of any searches already ordered. You are not billed for a settlement that never happened.

Government charges, searches and land transfer duty are payable in addition and are set by the State, not by us. We tell you the total before you instruct.

Start with the free review

Common questions

Which council is Craigieburn in?

Hume City Council. The whole suburb sits in the City of Hume and the Hume Planning Scheme; there is no council boundary through it. Planning for the newer estates comes from the Craigieburn R2 and Craigieburn West precinct structure plans, which the Victorian Planning Authority publishes.

Does GAIC apply when I buy a house in Craigieburn?

Hume is one of the seven Growth Areas Infrastructure Contribution municipalities, but on a titled estate lot the developer has usually dealt with GAIC at subdivision and ordinary house blocks are generally outside it. A GAIC recording can still sit on a parent title, and englobo or unregistered-lot purchases may need a State Revenue Office GAIC certificate at settlement. Check the title search and the Section 32.

Who supplies water in Craigieburn?

Yarra Valley Water services Melbourne's northern growth corridor and built the Craigieburn Sewage Transfer Hub, completed in 2019, for growth between Craigieburn and Wallan. Confirm by address on the water.vic.gov.au lookup, because retailer boundaries do not follow council boundaries and the retailer sets the water adjustment at settlement.

Buying or selling in Craigieburn?

Send us the contract. You will get it back reviewed, in plain English, with the issues that matter flagged.

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