B U Y I N G A N D S E L L I N G AT T H E S A M E T I M E
Sequencing matters.
“How do I buy my next place when I haven’t sold this one?” It’s the most common question I get, and the answer comes down to two decisions, made in the right order.
Step 1. Know your number Step 2. Pick your pathway
Step 1
Know your maximum purchase price
Most people pick a pathway first, usually the one their mate used, before working out what they can actually afford or borrow. Wrong order. Your maximum purchase price is made up of three parts:
Equity from your sale
Expected sale price, minus the loan payout, minus agent and selling costs. What actually lands in your hand. +
Cash you’re adding
Savings going into the purchase, less anything you want left over for renovations, furniture or a buffer. +
Your maximum borrowing
What a lender will actually approve, based on your income and commitments. Not what a calculator guesses. =
Your maximum purchase price.
Stamp duty and purchase costs
I work this number out with you first, across sale-price scenarios, so you know your ceiling before you fall for anything
Step 2
Pick your pathway
Five ways to bridge the gap between selling and buying. The right one comes down to your comfort level, your risk appetite and what your equity allows.
1. Buy subject to your sale
How it works: your offer on the new property is conditional on selling yours within an agreed timeframe.
PRO
Lowest personal risk. No purchase commitment if your sale doesn’t complete in time.
CON
Sellers often reject or discount these offers because they’re less certain.
R I S K
Low financial risk, higher deal risk. The property you want may go to another buyer.
2. Sell first, live elsewhere, then buy
How it works: sell your existing property, move into interim accommodation, then buy when the right property comes up.
P RO
Certainty. You know exactly what you have to spend, and there’s no pressure to buy anything specific.
CON
Two moves, interim rent and storage, and disruption to kids, schools and routines.
R I S K
The market can shift while you’re in between. You may pay more when you eventually buy
4. Buy with an extended settlement (~90 days)
How it works: negotiate a longer settlement on the new property, giving you time to sell yours and align the dates.
P RO
More time to sell without immediate pressure, and no subject-to-sale clause weakening your offer.
CON
You’re committed to the purchase. If you don’t sell in time, you may need to settle without the sale proceeds.
R I S K
Deposit at risk if the sale doesn’t complete inside the window and an extension can’t be negotiated.
5. Bridging finance
How it works: a short-term loan covers the new purchase before your existing property sells. Once sold, the proceeds pay down the bridging loan.
PRO
No subject-to-sale clause, no settlement-alignment pressure, and time to sell for the right price.
CON
More expensive. Bridging rates are typically higher, and interest accrues during the bridging period.
R I S K
Only available if your equity and serviceability permit. A slow sale means the costs keep accruing
QUEENSLAND CONTEXT
Standard Queensland REIQ contracts include a finance clause (typically 14–21 days) allowing time to obtain formal finance approval. It’s a safety exit if finance can’t be secured, and it shapes how each pathway above plays out in practice.