"Should You Buy First or Sell First?
A clear-eyed guide for upsizers juggling two big moves at once.
If you’re thinking about moving to a bigger home, you’ve likely asked yourself the classic question:
Should we buy first, or sell first?
It’s one of the most common dilemmas for upsizers. And like many things in real estate, the right answer depends on your unique situation. Below, I’ll walk you through the pros and cons of each option, plus how to make the best choice based on your finances, your timeline, and the current market.
Option 1: Sell First, Then Buy
Selling your current home first gives you certainty around your budget for the next one.
Pros
You’ll know exactly how much you can spend on your next home.
It reduces the financial risk of bridging loans or carrying two mortgages.
You’re in a stronger position when negotiating your next purchase, especially with cash in hand.
Cons
You might feel pressured to buy quickly, which could lead to compromises.
If your dream home hits the market before your sale goes through, you may miss out.
You may need temporary accommodation between moves (which can be stressful with kids or pets).
Best suited for:
People who want financial clarity first or who are moving within a flexible time frame.
Option 2: Buy First, Then Sell
Buying first gives you control over where you're moving and avoids the “where will we go?” stress.
Pros
You can take your time finding the right home without pressure.
Once you’ve secured your next place, you can stage and present your current home more easily.
You only need to move once—no interim rentals or storage costs.
Cons
You may need bridging finance, or the risk of holding two mortgages at once.
If the market dips, your current home may sell for less than expected.
Some lenders may restrict your borrowing power until your existing home is sold.
Best suited for:
People with a strong financial buffer, flexible borrowing options, or when the right home comes up unexpectedly.
How the Market Affects Your Decision
The local market plays a big role in this decision.
In a strong seller’s market:
(Such as parts of Wellington where listings are low and demand is high.)
Selling first can be smart. Homes often sell quickly and at strong prices, giving you good momentum going into your purchase.
In a buyer’s market:
(Where properties are taking longer to sell.)
Buying first might make more sense. You may have more time and choice when buying, but should expect your sale to take a bit longer.
So, What Should You Do?
There’s no one-size-fits-all answer, but here’s a simple framework to guide you:
Prioritise certainty? Sell first.
Prioritise control? Buy first.
Tight finances or nervous about risk? Sell first.
Found the perfect home and confident in your sale? Buying first could be an option.
If you’re unsure, speak to a real estate consultant (that’s me). I can help assess your property’s likely value and timeline, connect you with mortgage advisers, and map out different pathways depending on your comfort level.
Let’s Make a Plan Together
Whether you choose to buy first or sell first, the key is having a clear plan that aligns with your goals. If you’re upsizing and want personalised advice based on your situation, I’m happy to chat—no pressure, no commitment.
Let’s figure out the best move for you.
