Should I buy my next home before I sell?

The short answer is... it depends on what will help you sleep at night.

This is one of the biggest questions people ask me.

"Should we buy first?"

Or...

"Should we sell first?"

The honest answer is that there isn't one approach that's right for everyone.

I've worked with people who've bought first and everything went perfectly.

I've also worked with people who sold first, rented for a short time and found exactly the right home without feeling rushed.

The best decision isn't always about making the most money.

Sometimes it's about reducing stress and choosing the path that gives you the most confidence.

Every situation is different

Your decision will depend on a number of things.

Things like...

• How strong the property market is.

• Whether you've found your next home already.

• Your financial position.

• How comfortable you are with a little uncertainty.

• Whether you're happy to rent for a short period if needed.

There isn't a one-size-fits-all answer.

That's why I always like to look at the whole picture before giving any advice.

Where I like to start

Rather than asking...

"Should I buy or sell first?"

I usually ask...

• Have you found a home you genuinely love?

• If your current home sold quickly, what would your plan be?

• Would renting for a short period be an option?

• How comfortable are you managing two properties if settlement dates overlap?

• What's more important to you—certainty or convenience?

Then we start looking at the bigger picture.

This is also the point where I encourage people to involve the right professionals.

If the property is your family home, or especially if it's an investment property, it's well worth having a conversation with your accountant before making any decisions. They can help you understand any tax implications and make sure you're taking the right approach for your personal circumstances.

I also recommend speaking with your mortgage broker or finance adviser early in the process.

There may be finance options available that you haven't considered, including bridging finance or other lending solutions that could allow you to buy and settle your next home before your current one is sold.

Every option has advantages, costs and things to consider, so it's important to understand exactly how they work before deciding what's right for you.

Having those conversations early often gives people more flexibility and confidence as they move forward.

I've seen this happen so many times

One thing I've learnt is that people often think there are only two options...

Buy first.

Or sell first.

In reality, there are often other possibilities.

Longer settlement periods.

Flexible settlement dates.

Rent-back arrangements.

Bridging finance.

Or other lending solutions that may allow you to purchase your next home before selling your current one.

That's why I always encourage people to explore all of their options before making a decision.

It's also a good time to speak with your mortgage broker or finance adviser. They can explain what finance options may be available and, just as importantly, the costs and risks of each option.

If you're selling an investment property, or if your circumstances are a little more complex, it's also worth speaking with your accountant. A quick conversation before making any commitments can sometimes save you from expensive mistakes later on.

What about settling on the same day?

A lot of people think the easiest option is to buy and sell with both settlements happening on the same day.

Sometimes it works beautifully.

But sometimes it can be incredibly stressful.

The thing to remember is that your settlement isn't just relying on you being ready.

It relies on everyone else in the chain being ready too.

It only takes one delay—perhaps the buyer's bank isn't ready to settle, paperwork hasn't been completed, or there's an unexpected issue further down the chain—and suddenly your whole day can change.

Meanwhile, you may already have removalists booked, utilities organised, cleaners arriving and a new property waiting for you.

I've seen how stressful that can be for people.

That's not to say simultaneous settlements should never happen—they absolutely can and often do.

I just think it's important to understand the risks and have a backup plan, rather than assuming everything will run perfectly on the day.

A backup plan might simply mean having a little flexibility with your moving arrangements, discussing contingency options with your solicitor or conveyancer, or understanding what happens if settlement is delayed by a few hours or even a day. Having those conversations beforehand can make the whole experience much less stressful if something unexpected does happen.

How I look at it

I've always believed that buying and selling should be treated as one journey, not two separate transactions.

The decisions you make on one side almost always affect the other.

That's why I like to step back and look at the whole picture.

Sometimes that means talking about your property.

Sometimes it means encouraging you to have a conversation with your accountant or mortgage broker before making any commitments.

Sometimes it means discussing settlement dates and whether there's a less stressful way to structure your move.

When everyone is working together and you understand all of your options, it's much easier to make decisions with confidence.

My goal isn't simply to help you sell your home.

It's to help you move into the next chapter of your life with as little stress and uncertainty as possible.

Sometimes buying first is the right decision.

Sometimes selling first makes much more sense.

The important thing is choosing the approach that suits your circumstances—not someone else's.

Cheryl's Tip

Don't ask...

"Which option makes the most money?"

Instead ask...

"Which option will leave me feeling the most confident and least stressed?"

For most people, peace of mind is worth far more than trying to perfectly time the market.

Let's Talk

Every journey is different

The information in this guide is general in nature and isn't intended to replace advice that's tailored to your individual circumstances.

If you're trying to work out whether buying or selling first is the right move, I'd be happy to sit down with you, talk through the options and help you find the approach that feels right for you.