Should you sell before you buy, or buy before you sell?

By Terrence Banks. Updated 15 September 2026.

The order of your move should fit your finances, the home you need and your ability to manage a gap between settlements. Moving from a Warkworth family home to the coast, or from a rural block into town, can involve quite different property choices and preparation times.

Selling first: greater clarity on the sale proceeds

Once your sale is unconditional, you have more certainty about its terms and proceeds. Allow for the mortgage repayment, selling costs and other commitments when working out your next budget. Selling does not automatically make you a cash buyer or remove the need for lender approval.

The practical challenge is finding the next home within your timeframe. Consider temporary accommodation, storage and a second move. A longer settlement can be discussed, but another party must agree to it.

Buying first: secure the home, then manage the overlap

If the home you need is available, buying first may suit your plans. Before committing, ask your lender to assess the cost and availability of finance if your existing home takes longer to sell or achieves less than expected. Include the costs of both properties in that discussion.

Your lawyer can advise on appropriate offer conditions and how they interact with your sale. Do not assume a seller will accept a house-sale condition or that bridging finance will be available.

Work through three scenarios

• The dates align: check deposits, access, moving arrangements and the sequence of settlements with your advisers.
• Your sale settles first: budget for accommodation and storage, and decide how long you can search comfortably.
• Your purchase settles first: confirm approved funding and the cost of a longer overlap before you commit.

Compare the actual properties

Your sale and purchase may sit in different price ranges or locations. A movement in one market does not necessarily offset a movement in the other. Use recent comparable sales for your current home and inspect the available options for your next move.

Start with the information you need

Request an appraisal and tell us where you hope to move and your timing. We can help assess the sale campaign and local property choices while your lender and lawyer address funding and contract terms. You may also find our downsizing guide useful.