Should You Buy or Sell First? How to Make the Right Move

Buying and selling a home at the same time is a juggling act that many NSW homeowners face, especially when upgrading, downsizing, or relocating. One of the biggest questions people have is: Should I buy or sell first?

There’s no one-size-fits-all answer, but there are some clear pros and cons to each option. In this guide, we’ll walk you through the key factors to consider, the risks to be aware of, and how to plan your transition so that it’s as smooth as possible.

Should I Buy or Sell My House First?

This is the golden question, and the answer depends on your finances, your timeline, and the local property market.

Selling first can give you clarity and cash in hand, but may leave you temporarily without a home. 

Buying first offers security, but can create financial pressure if your current property doesn’t sell quickly.

Let’s break down both options.

Option 1: Selling First

Let’s start with selling first, a strategy many homeowners choose to keep their finances clear and straightforward. It can take some of the pressure off, especially if you’re relying on the proceeds of your sale to fund your next purchase. But like any approach, it comes with trade-offs worth considering.

Pros:

• You know exactly how much you have to spend on your next property.
  
• No pressure to carry two mortgages at once.
  
• You’re less likely to rush your sale just to meet a purchase deadline.
  

Cons:

• You may need temporary accommodation (like an Airbnb) if you don’t buy quickly.
  
• The pressure to find a new home fast could lead to hasty decisions.
  

Who is this best suited for?

Sellers in slower markets, or those relying on the equity from their sale to fund their next purchase.

Option 2: Buying First

On the flip side, some homeowners choose to buy first, especially if they’ve found the perfect next home and don’t want to miss out. This option can offer more control over your move and reduce the stress of finding temporary accommodation, but it does require more financial flexibility. Here’s what to consider.

Pros:

• You can move straight into your new home with no in-between rentals.
  
• You have time to style, stage, and sell your current property at the best price.
  
• You’re not pressured into buying “whatever’s available”.
  

Cons:

• You may need bridging finance or the ability to cover two loans temporarily.
  
• The risk is that your current home doesn’t sell as quickly as expected.
  

Who is this best suited for?

Those with strong borrowing capacity, or buyers in a competitive market, where properties sell fast.

What’s Happening in the NSW Market?

In NSW, timing matters more than ever. In many areas, including the Hunter Valley, inventory remains tight while buyer demand is steady. That often means buying first can be a safer move, if you can afford to carry both properties.

We always recommend speaking to a conveyancer early to get a clear sense of your timelines, legal options, and what’s happening in your specific area.

Other Options When Buying and Selling a Home at the Same Time

If you’re not ready to commit to either approach, there are a few clever workarounds.

Bridging Finance

Bridging Finance is a short-term loan that covers the gap between buying and selling, giving you more breathing room – but it’s not for everyone. It typically comes with higher interest and should be discussed with a financial adviser.

Extended Settlement

Negotiate a longer settlement period (e.g. 90 days instead of 30) on your purchase or sale to allow more time to complete the other side of the transaction.

Subject to Sale Conditions

Make your purchase offer “subject to the sale” of your current home. It protects you if things take longer than expected, but beware – it may make your offer less attractive in a hot market.

Top Tips to Manage the Process

• Work with professionals early: A great conveyancer, agent, and mortgage broker will make all the difference.
  
• Start planning 2–3 months ahead of your ideal move.
  
• Be honest about your finances and limits.
  
• Consider worst-case timelines – then plan for flexibility.y
  

You don’t need to figure it all out on your own. With the right team in your corner, buying and selling a home at the same time can be a smooth, even exciting transition, not a stressful one.

Clarity Beats Guesswork When Buying & Selling at the Same Time

Whether you decide to sell first or buy first, the key is to go in with your eyes open. Every property journey is different, and your decision should be based on your unique situation, not guesswork or pressure from others.

At Oliver & Co. Conveyancing, we’ve helped hundreds of NSW homeowners time it right and make the move with confidence. Get in touch today for a free 15-minute consultation, and we’ll help you work out what makes the most sense for your timeline, budget, and goals.