A clearer way to plan the move

Buy first or sell first?

Learn the four common ways people move from one home to the next, then see what each could mean for your debt, savings and timing.

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Before the numbers

Four common ways people make the move

The end loan can be similar. The timing, temporary debt and cash pressure can feel very different.

Sell, stay somewhere, then buy

Sell first

Your sale money is available before you buy the next home.

You may need temporary accommodation and two moves.
Coordinate both settlements

Sell and buy together

This is the best-case illustration if both settlement dates line up.

A delay to either settlement may create a funding gap or need bridging.
Buy, own both, then sell

Buy first with bridging

Temporary finance covers the period before your current home sells.

You may carry both debts and extra interest for a while.
Buy, rent it out, sell later

Keep the current home for now

You hold both properties for longer and use rent to offset some costs.

You carry two properties, rental risk and holding costs.
1

Start with what you know

Tell us roughly where you are now

Four money figures are enough for a useful first comparison. Rough numbers are fine.

Sets the buying costs and typical agent-fee estimate.

Your current home

The sale and loan figures

Example
A recent appraisal or your best guess is fine.
Example
A rough recent home-loan balance is fine.

Your next home

The price you want to test

Example
Use the price you are targeting or have offered.

Your savings

What can help with the move

Example
Do not include money from selling your current home.
We fill in the harder costs for you.

Buying costs, selling costs, timing and rent start as visible planning estimates. The next section shows the main ones before you compare the options.

Example means a fictional starting number, not an estimate about you.

Already included

Costs and timing we have estimated

These figures are already affecting the comparison below. Check them now if they look wrong.

Buying costs$42.9kDuty, registration, legal and lender costsEstimated
Selling costs$27kAgent commission, marketing, legal and dischargeEstimated
Rent estimates$650 temporary$690 a week if the old home is rented out, plus $2,000 each moveEstimated
Buy-first timing90 days8.00% p.a. bridge rate, interest added to the loanEstimated
2

See the difference

Compare the four ways to move

No option is selected for you. Tap one to see how its timing and trade-offs work.

No option selected. Choose an option to see its detailed comparison.

Buy First or Sell First Pathway PlanPlan figures and source labels below
Example results are showing.Change any of the four money figures above to make this comparison yours.

First, understand the sale money

Your old loan and selling costs are paid before the sale money helps with the next home.

This is why the end loan can look similar across options. The big difference is when the sale money becomes available and what you carry until then.

On these figures, selling may release about $523,020 after costs and the old loan.

Now compare the trade-offsWhich option do you want to understand?
Debt uses one shared scale. Costs and repayments use the same assumptions.

Choose one option above

You will see its debt change, cash buffer, timing, lower-sale result and details to confirm.

OptionalAdjust fees, timing and loan assumptions
Open this when you have quotes or want a more exact model.

The first comparison uses sourced planning estimates. Change only what you know. Every edited input is marked Your figure.

Property and transaction costsSale scenario, buying costs, selling costs and moving
Buying costs assume the next property will be your home.
Estimated
Calculated from QLD government rates as at 2026-07-09 plus the legal allowance.
How this estimate was chosen

The estimate reuses the verified government-rate engine from the Cost to Complete Calculator. It assumes this is not a first-home purchase.

Open the published QLD duty source
Estimated
QLD average starting point. Commission is negotiable.
How this estimate was chosen

State average agent commission figures, with a 2.3% national planning figure used for NT.

OpenAgent selling costs guide
Estimated
How this estimate was chosen

The marketing and conveyancing defaults sit within the broad published ranges. Quotes can vary considerably.

OpenAgent selling costs guide
Estimated
How this estimate was chosen

The marketing and conveyancing defaults sit within the broad published ranges. Quotes can vary considerably.

OpenAgent selling costs guide
Estimated
How this estimate was chosen

The default is a mid-range placeholder. Distance, access, volume and service level change the quote.

realestate.com.au moving cost guide
If you sell firstTemporary rent, bond and storage
Estimated
How this estimate was chosen

A $650 national median weekly rent is used as a starting point. Local rent may be very different.

PropTrack rental report
Estimated
Estimated
Bond is held as lease security rather than treated as a permanent cost. It is generally returned if the lease obligations are met.
How this estimate was chosen

Four weeks is a common bond assumption. Bond is generally held as lease security and may be returned if the lease obligations are met. Local rules and the lease still need checking.

Moneysmart rental bonds and leases
Estimated
How this estimate was chosen

The default is a short-term planning allowance. Unit size and location affect the actual cost.

StoragePrices.au moving storage guide
If you settle together or bridgeTemporary rate, timing and interest treatment
Estimated
A planning rate, not a lender quote.
How this estimate was chosen

The 8.00% entry is a round planning assumption, not a lender quote or advertised rate.

Money.com.au bridging loan guide
Estimated
Estimated
Use 0 for a same-day settlement example.
During the bridge
If you keep the current home for a whileRent, vacancy, holding costs and later sale
Estimated
Starts at a 4% gross yield on the possible sale price, rounded to the nearest $10 a week. Editing it replaces the estimate.
How this estimate was chosen

The starting rent uses a round 4% gross rental yield on the entered sale price. It is a planning estimate before vacancy, management, insurance, rates and maintenance. A local rental appraisal is better.

Cotality rental market update
Estimated
Estimated
Insurance, rates, maintenance, management and strata if relevant.
Estimated
Estimated
A repayment assumption, not a lender quote.
Estimated

Planning sources reviewed 2 August 2026. Your quote or contract should replace an estimate before you act. Read the official agent-fee guidance.

Figures included in this plan
Possible sale price$900,000Example
Lower sale scenario$810,000Estimated
Current loan$350,000Example
Next-home price$1,100,000Example
Buying costs$42,880Estimated
Savings available$180,000Example
Savings to keep$60,000Estimated
Selling costs$26,980Estimated
Moving allowance$2,000 each moveEstimated

Figures included in this plan

Possible sale price$900,000Example
Lower sale scenario$810,000Estimated
Current loan$350,000Example
Next-home price$1,100,000Example
Buying costs$42,880Estimated
Savings available$180,000Example
Savings to keep$60,000Estimated
Selling costs$26,980Estimated
Moving allowance$2,000 each moveEstimated

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About this estimate

This tool provides general information and simplified illustrations only. It does not assess borrowing capacity, lender eligibility, tax, contract conditions, valuations, credit policy or whether an option is appropriate for you. Interest is modelled as simple interest for the entered temporary period. Repayments use principal and interest over the entered term. Results stay in this browser unless you print or save them.