Your complete guide to making a seamless move, even in a shifting market
You’ve outgrown your current home—or perhaps you’ve downsized your lifestyle goals. Maybe you’ve spotted your dream home on the market. But there’s just one catch: You still need to sell the one you’re living in.
Buying and selling a property at the same time is one of the most common challenges homeowners face—and one of the most emotionally and financially demanding. From aligning timelines to managing finances, it’s a juggling act that can feel overwhelming without a clear plan.
But take a breath—it is possible. With the right strategy, support, and flexibility, you can transition from one home to the next with far less stress than you might think.
Let’s walk through your options, the pros and cons of each path, and how to protect yourself throughout the process.
Option 1: Sell First, Then Buy
This is often the safest and most financially controlled approach, especially in a market where homes take time to sell.
Why it works:
- You’ll know exactly what you have to spend after selling—no guesswork
- You won’t be under pressure to accept a low offer just to free up funds
- You can make unconditional offers on your next home, putting you in a stronger negotiating position
Challenges to plan for:
- The biggest hurdle is timing—what if you don’t find your next home right away?
- You may need to rent or stay with family in between, meaning two moves
- Emotional toll: leaving your home before knowing where you’re going can feel unsettling
Real-world tip: Ask your buyer for a longer settlement (e.g. 60–90 days). This gives you a buffer to secure your next property without rushing.
Option 2: Buy First, Then Sell
This route can work well when you’ve found your dream home and don’t want to miss out. It’s more common when the market is favouring sellers, and you’re confident your current home will sell quickly.
Benefits:
- You won’t feel pressured to settle for the next best thing—you can buy on your terms
- You may be able to renovate or style the new home before moving in
- You avoid the hassle of temporary accommodation or paying rent
Risks to weigh up:
- If your home takes longer to sell, you may be stuck servicing two loans
- You’re relying on estimated equity for the new purchase, which may fall short
- Unexpected repairs, market shifts, or bank delays can complicate things
Pro tip: Talk to your mortgage broker early about bridging finance or loan portability. Knowing your funding options is key to avoiding financial strain.
Bridging Finance: A Safety Net or a Stress Point?
Bridging loans are short-term facilities that “bridge” the financial gap between buying your new home and selling your existing one.
They sound ideal—but they come with conditions.
What to know:
- You’ll be assessed on your ability to service both loans
- Interest is often capitalised, meaning it’s added to the loan until your sale finalises
- The bank may only offer a 6–12 month term, depending on your lender and equity
- Your old home becomes the security for your new one—so if it doesn’t sell, the pressure’s on
Not for everyone: Bridging finance can work well for those with significant equity and stable income—but it’s not a magic solution. Professional financial advice is essential.
The Timing Tightrope: How to Line It All Up
Managing two big transactions—each with its own inspections, deadlines, and contracts—can be daunting. But with the right strategy, you can make it work.
Here’s how:
Start with clarity:
- Get a current market appraisal on your home so you understand what you can afford
- Map out your ideal timeframes (when you’d like to move, when school terms begin, etc.)
- Secure a finance pre-approval so you’re ready when the right home appears
Consider flexible sale terms:
- Ask for a delayed settlement (e.g. 90 days) to give yourself time to buy
- Negotiate early access to your next property if the seller is willing
- Include rent-back clauses to stay in your sold home a little longer if needed
Timing wins the game. The more flexible your contracts, the less likely you’ll feel squeezed by deadlines on either side.
What About a Subject to Sale Offer?
A subject to sale clause means you agree to buy a new home only if your existing property sells. It’s a helpful tool in uncertain markets, but not without complications.
Advantages:
- Less financial risk—you’re protected if your home doesn’t sell
- You can secure a new home before committing cash
- Gives buyers peace of mind when juggling two big transactions
Drawbacks:
- It’s not attractive to all sellers, especially if they have competing offers
- You must usually list your property immediately or already have it under contract
- There’s no guarantee you’ll sell in time—especially if the market slows
This can work well if you’ve already prepped your home for sale and your agent is confident it will attract strong interest quickly.
Practical Tips for a Smoother Move
Even with the best planning, life can be unpredictable. These strategies help reduce disruption and keep stress in check:
- Start decluttering early. You’ll need to style for sale and prepare to pack—get a head start now.
- Use storage units or pods if you’re caught between homes.
- Communicate early and often with your agent, broker, and legal team—they’re your partners in keeping things on track.
- Keep important documents handy—finance, insurance, contracts, ID. You’ll need them frequently during this phase.
- Set realistic expectations. It may not go perfectly—but it can still go smoothly.
Final Thoughts
Buying and selling at the same time is a major life moment—but with preparation, support, and a flexible mindset, it doesn’t have to be overwhelming.
Your best move? Work with an experienced agent who can help you coordinate both sides of the process, guide you through timing options, and negotiate terms that protect your interests.
With a clear plan and calm approach, you can step out of one home—and into your next—with confidence and clarity.