floorplans inclusions care
Welcome to Carlisle Homes
We understand that building a new home can be just as exciting as it is daunting.
Here at Carlisle, we do things a little differently from other builders. It’s our unwavering commitment and dedication to personal service that allows us to build homes of exceptional quality for each and every customer.
Life is simply better in a Carlisle home. With better floorplans that maximise space and functionality, better inclusions that elevate your living experience, and better care that ensures every detail is perfect, we promise to exceed your expectations and always go the extra mile. From the very beginning of your journey with us to the moment we hand over your keys, we’ll guide, support, and inspire you to build your new dream home.
Enjoy a lifestyle of comfort, style, and quality, knowing that every aspect of your Carlisle home is crafted to enhance your daily living.
Welcome to the start of something amazing…
Our ranges
Carlisle offers you three stunning ranges, with a wide selection of choices in each. Our Affinity Collection offers affordable luxury, meticulously designed homes for sophisticated open-plan living. Our Inspire homes are designed with all the features you want - from open-plan living areas to tranquil retreats, generous bedrooms and bathrooms, an entertainer’s kitchen, and premium inclusions. And our EasyLiving Series makes home buying easy for first home buyers and investors, with cleverly designed homes for smaller blocks and budgets.
floorplans
Experience a lifestyle that’s truly inspired by you.
floorplans
With over 200 expertly designed floorplans, our homes offer unmatched flexibility and customisation, adapting to your family’s future needs. Each floorplan is a blend of functionality and elegance, crafted to suit your everyday life while providing seamless adaptability.
Great design thinks beyond just your floorplan. Our award-winning homes have been recognised by the Housing Industry Association (HIA), and Master Builders Association Victoria (MBAV) as some of the best in Victoria. And they’ve been designed to suit your block size and orientation; ensuring that your living spaces are light-filled and your alfresco faces the sun. It’s the complete package that matters.
Over 80 of our homes are on display around Melbourne and Geelong, in a location close to you. Explore our modern designs, energy-efficient features, and luxurious finishes for yourself, and get a feel for what it would be like to live in a brand-new Carlisle home.
floorplans
Design Philosophy
Australian Lifestyle:
Designed with the Australian way of life in mind, Carlisle floorplans support indoor-outdoor living, ample natural light, and spacious areas that suit diverse cultural family backgrounds.
Zoning and Open-Plan Living:
Emphasis on flexibility and open spaces to cater to various family dynamics. These designs promote connectivity, seamlessly integrating dining, kitchen, and living areas to support modern, multifunctional lifestyles.
Flexibility and Customisation
Adaptable Designs:
Floorplans that can change with your life circumstances and family needs. Whether it’s for a growing family or a home office, these designs adapt easily.
Custom Options:
Over 1,000 standard customisation options, from additional bedrooms to expanded storage spaces, and lots more, allowing each home to be unique and tailored to individual needs.
Functional
Features
Multi-Generational Living:
Additional master suites and flexible spaces, allowing extended families to live comfortably and conveniently under one roof.
Innovative Spaces:
Featuring modern necessities like expansive kitchens, butler’s pantries and smart storage solutions, enhancing home functionality and everyday enjoyment.
floorplans
Energy Efficiency
Orientation and Block Consideration:
Floorplans designed to maximise natural light and energy efficiency while maintaining an elegant appearance.
Sustainable Design:
Focus on environmentally friendly designs with flipped front versions for better energy efficiency, ensuring homes are as beautiful as they are sustainable.
Market Leadership
Continuous Improvement:
Ongoing refinement and development of new floorplans to stay ahead of market trends, blending cutting-edge design with aesthetic sophistication.
Expertise and Experience:
Deep understanding of what makes a functional, livable home, combining expertise with a keen eye for design to create homes that are both livable and visually appealing.
We have a wide range of front flip designs, which enables your chosen floorplan to be flipped to better suit the orientation of your block. This is illustrated below, where a front flip design makes the most of sunlight throughout the day.
Standard - Less efficient orientation
Front flip - Optimal orientation
Astoria Grand 60
Astoria Grand 60 FF
At Carlisle, our passion for exceptional floorplans drives everything we do.
We are obsessed with perfecting each design, ensuring they not only meet, but exceed your needs. We believe a well-designed home can transform your life, which is why our innovative and functional floorplans are crafted with meticulous attention to detail.
In the past year alone, we introduced over 100 new designs, reflecting our relentless pursuit of excellence. As part of our commitment to constant refinement, we continually review our designs, actively incorporating customer feedback and ensuring we stay relevant with the latest living trends. This ensures our homes are not only stylish and contemporary but also perfectly aligned with your lifestyle needs.
Our homes are designed to inspire and elevate your everyday living, turning our obsession into your home satisfaction.
Ricky D’Alesio Senior Designer
inclusions
Experience unparalleled inclusions that elevate your home’s style and functionality.
inclusions
Every day in your Carlisle home will be filled with luxury when better inclusions come as standard.
inclusions
Our 365 inclusions plus our promotional extras are all included.
That means that your new home will come with all the upgrades that matter, built in and ready to go. From facade features and stone benchtops to quality appliances and premium flooring throughout. High ceilings and double glazing, along with cooling and finer design details, opulent bathrooms and well-thought-out laundries.
The most exciting part?
You can choose all these details yourself in our state of the art Spectra showroom. Our focus is on giving you better range, better value, and better-quality inclusions throughout.
Express your individuality with our stunning range of premium facade. With high-end design features like timber detailing, raised porches and designer double doors, our stunning range is sure to have the perfect facade for you. We also have no charge facade options across all three of our home design ranges. You can be the envy of your street without breaking the bank.
inclusions
Our best inclusion is you.
At Spectra, we believe your vision brings our inclusions to life. Designed to inspire and simplify the process, Spectra transforms your selection experience into an exciting home building journey.
inclusions
Explore our 2,500-square-metre showroom, where over 3,500 curated materials, fixtures, fittings, and appliances from leading brands await. Featuring four fullsize kitchens and eleven bathroom vignettes, it encourages exploration and discovery, helping you visualise your perfect living space.
From your initial browse to finalising selections, Spectra empowers you to choose colours, styles, products, and finishes that reflect your personality, turning your floorplan design into your dream home.
While we provide a comprehensive selection of products from industry leading brands, it is your dream and vision that give them purpose. Our team of dedicated interior designers will support and assist you every step of the way, helping to turn your vision and style into reality. Together, we’ll create a home that truly reflects who you are and how you want to live.
That’s why at Spectra, our best inclusion is you.
7-star energy-rated homes, where comfort meets efficiency.
Year-round comfort for a whole lot less.
Discover a new level of luxury in our 7-star energy-rated homes, designed to maintain the perfect temperature all year round while significantly reducing your energy bills. Featuring cutting-edge window technology, superior insulation, solar energy, heat pump systems, and strategically designed living spaces, your home will always be comfortable—no matter the season.
Our homes come equipped with 7-star rated fixed appliances, including heating and cooling, hot water, and lighting. This means a haven that is as stylish as it is cost-effective. Every detail, from the floor up, is crafted to deliver unparalleled comfort, ensuring your living experience is both relaxing and budget-friendly.
Building better homes today for a better tomorrow.
care
Carlisle Homes has never tried to be the biggest builder; all we care about is being the best. Providing every customer with a personalised, high quality service is what sets us apart.
From the moment you first step into our display homes, our dedicated team of experts are focused on providing you with a better experience. It’s why the HIA awarded us as Australia’s Most Professional Major Builder for 2023 and it’s why our customers have rated us 4.7 stars on Product Review.
From our expert team to our online tools, feel empowered to make your own home design decisions. Create a profile on our website and save your favourite floorplans, packages, and interior styles; build your own house and land package with our website package generator; or be inspired by our Homes Files blog, a source for the latest in design, interiors, and trends. And this is only a small part of our customer care toolkit—there’s much more to support and inspire your home-building journey.
We truly believe in providing you with a better experience at the heart of everything we do. Our dedication to excellence can be felt at every step in your build process as we strive to make your journey stress-free.
Our Building Process
Our building process is designed to guide you seamlessly through every step of your journey. Whether you’re choosing our Affinity, Inspire, EasyLiving, or doing a Knockdown Rebuild, we ensure you receive exceptional care and support.
Building a home is a significant undertaking with many steps, and we’re here to make it as smooth as possible. Below is an overview of what you can expect when building an Affinity or an Inspire home.
Pre-site
(duration: 10-12 weeks)
Step 1: New Home Selection
Your dedicated New Home Sales Consultant will get to know exactly how you want your new home and will take care of all the finer details, including providing you with an initial quote. You will need to provide your Land Contract of Sale including a copy of the Plan of Subdivision, proof of land ownership and funding details for construction.
A small payment will secure the base price of the house, our Carlisle 365 inclusions, pricing for all items in your quote, and your allocated site start month. There’ll also be some paperwork for you to sign to kick things off.
Scan here for more details on the
Step 2: Pre-Contract Agreement
Carlisle Homes will conduct a comprehensive siting process and prepare the Pre-Contract Agreement documentation. Upon signing and your next payment, this step allows us to initiate the order for your Preliminary Contract Drawings and organise your Spectra Colour and Electrical Appointments, ensuring that all your preferences are accurately captured, allowing for a smooth build of your new home. The next step is for you to complete and sign the Pre-Contract Agreement, making any final adjustments as needed and provide us with your financial institution information.
Knockdown Rebuild
building process.
Our dedicated team, including experts in finance, sales, preconstruction, interior design, construction, and warranties, will ensure the process is as seamless as possible.
Step 3: Spectra Colour & Electrical Selections
This step is about transforming the vision we’ve previously discussed into plans for your future dream home. We’ll start personalising your colour and electricals ensuring that every switch, fixture and fixture aligns with your vision.
Step 4: Contract
We carefully craft your HIA building contract alongside your final working drawings and selections, giving you the opportunity to review, confirm, and happily sign off your approval. The remaining 5% of the contract value is to be paid and Carlisle Homes will instantly apply for Home Owners Warranty Insurance. Your finance pack will be sent to the relevant financial institution.
Step 5: Site Start Prep
Before your new home is ready for building, we’ll need to finalise any permits (if applicable), loan approval and final construction drawings. Our experienced team will take you through these necessary steps and explain what’s required.
Construction
(duration: 16-24 weeks)
Step 6: Site Start
This is the official start of the construction process. We will send a letter confirming construction has commenced. You are invited to inspect every stage, simply make an appointment with your personal Construction Supervisor.
Step 7: Base
The first major milestone in the construction of your new home - the laying of your concrete slab.
First progress payment is due - 15% of contract value.
Step 8: Frame
Your new home is taking shape. Framing carpenters erect the wall frames and the roof trusses. A qualified Building Surveyor will inspect your frame upon completion.
Second Progress Payment due - 30% of contract value
Step 9: Lock-up
This phase brings together the structural components and external features of your home, defining its overall street appearance.
Third Progress Payment due - 19% of contract value
Step 10: Fixing
Plaster is installed to the internal walls and ceilings. You will also see the installation of the skirting boards, architraves, internal doors and cabinets in the kitchen, ensuite, bathroom and powder room (if applicable).
Fourth Progress Payment due - 21% of contract value
Step 11: Completion
During this stage you will see the painting and tiling completed, the electrical and plumbing will be installed, along with any stone bench tops, door furniture, shower screens and mirrors. A settlement date will also be confirmed with you and a thorough quality assurance inspection is conducted by a dedicated Quality Assurance Team and the certificate of occupancy is issued.
Step 12: Settlement
Congratulations! Your new home has been completed and is ready for you to move in.
On the day of settlement, you will meet your Construction Supervisor who will conduct an on-site handover. Appliances will be installed at an agreed time after settlement has taken place. You will need to meet with your Client Liaison Executive at Carlisle Homes’ head office to take ownership of the keys to your new home.
Fifth and Final Progress Payment due at settlement - 10% of contract value plus any unpaid variations.
Welcome to better care, better peace of mind, and a better experience.
Warranty (duration: 4-5 weeks)
Step 13: Creating your Carlisle Home Care Account
Carlisle Home Care enables you to submit items (with photos) via your phone or other devices relating to the warranty of your new home. This is a fully interactive online tool that will manage all works that require attention.
Step 14: Agreed Works
Should there be anything that needs touching up or repairing this is when we organise those works for you.
Step 15: Completion of Works
All agreed works are completed and will be accessible for you to track via your CHC account.
Building Dreams on a Solid Foundation
Unmatched Financial Strength
Carlisle Homes is in one of the strongest financial positions among all home builders in Australia. Established in 2004 and 100% Australian - owned, we have completed over 16 ,000 homes and traded profitably every year since 2009.
Our profits are reinvested back into the business, and we have maintained zero bank debt for over five years. This robust financial foundation allows us to deliver exceptional homes without compromise.
Confidence of Trades and Suppliers
Our financial security extends to our trades and suppliers, who continue to enjoy prompt and reliable payments. All Carlisle trades are paid weekly, and our suppliers are paid according to agreed terms, fostering strong and trustful relationships. The Victorian Managed Insurance Authority (VMIA) reviewed our financial position in December 2022, increasing our insured value of residential construction by $150,000,000—a reflection of our outstanding financial stability, which continues to this day.
Commitment to Excellence
Our ongoing investment in our business, people, and customer experience sets us apart. Recognised as the 9th Best Workplace in Australia for 2023 in the Medium size category, and awarded the HIA Most Professional Major Builder in Victoria, as well as the Master Builders National Best Large Residential Builder, Carlisle Homes is dedicated to excellence. In 2022, we opened the Spectra Colour Showroom, the largest of its kind in Australia at 2,500m², alongside our stunning new offices, ensuring we are well - equipped to continue delivering quality homes with awardwinning service.
Ownership of Display Network
Carlisle Homes owns all of our display homes outright, boasting the largest display home network in Metropolitan Melbourne. This ownership ensures that our display homes consistently represent the high standards and innovative designs that define Carlisle. Our extensive network provides you with ample opportunities to experience the quality and craftsmanship of a Carlisle home firsthand.
Adaptability and Reliability
Amid industry concerns, Carlisle Homes remains a proven, dynamic, profitable, and successful business capable of adapting to all market conditions. We are committed to providing an even higher level of service to our customers by employing additional staff and working with trusted trades and suppliers. For Carlisle Homes, it is “business as usual” today, next week, next month, and next year. Our customers can rest assured that they are in the safest hands.
Experience the Carlisle Difference
Choosing Carlisle Homes means partnering with a builder that prioritises your security and satisfaction. Our unmatched financial strength, ownership of display homes, and commitment to excellence make building with Carlisle a trusted and rewarding experience. Discover the Carlisle difference today and take the first step towards your dream home with confidence.
Testimonials & Reviews
Our reviews say it all
We’re proudly recognised on Australia’s leading customer review site productreview.com.au, and have been awarded as the 2024 Winner in the Home Builders category, giving you the ultimate assurance of Carlisle’s outstanding reputation for quality, value and service.
At the heart of our business is our promise to you – ‘to build you a home of exceptional quality, exceeding your expectations’and we’ve got over 16,000 happy customers who would happily recommend us to family and friends.
Mitar & Tracey
Sorrento Grand Retreat 46
“Carlisle had premium standard inclusions and quality finishes, so we felt we could get everything we wanted within our budget.”
We had such a great experience through each stage of the build,” says Tracey. “Our Client Liaison Executive (CLE) made the whole process so easy – including helping us with the council permits and requirements.”
“Our Site Supervisor was incredible too,” exclaims Mitar. “We built a 46sq double storey home during a pandemic and a Christmas shut down, in less than seven months – we honestly couldn’t have asked for an easier build.”
Sameer & Priya
Montague Grand 44
“The sales consultant knew the products, the processes and his communication were always on point,” explains Priya. It’s true what they say, she adds, that first impressions count, because “that was our first impression of Carlisle, and it definitely gave us confidence that we were making the right choice.”
Karlie
& Sam
Regatta 19
“We didn’t miss out on anything we wanted,” says Sam. “We just needed a home, and the Regatta is perfectly aligned with our lifestyle and budget.”
Australia’s No.1 Builder
As a testament to our commitment to excellence in all that we do, Carlisle Homes is thrilled to be recognised as Australia’s Most Professional Major Builder for 2023 by the Housing Industry Association (HIA). The HIA’s annual awards program is the highest measurement of excellence within the residential building industry.
Our focus on excellent customer service has always been the foundation of our business. We’re proud to have also been recognised for our exceptional care by Product Review and the HIA.
So, if you’re looking for award-winning customer service, awardwinning home designs, and award-winning professional delivery, choose Carlisle Homes. With us, you can be confident that you’re working with one of the highest-rated builders in Australia. We’re here to make your dream home a reality, ensuring your journey is smooth, enjoyable, and truly rewarding.
HIA Professional Major Builder
Australia 2021, 2023
Victoria 2015, 2017, 2020, 2022, 2023, 2024
Master Builders Best Large Residential Builder
Australia 2022, 2023, 2024