In This Week’s How’s The Market | Edition 145
Should You Buy or Sell First in 2026
Why Market Conditions Should Drive Your Decision
The Hidden Costs of Getting It Wrong
The Age-Old Question
It’s the chicken-and-egg dilemma of property: should you buy first or sell first?
And here’s the truth: there’s no universal right answer.
It’s entirely situational. It depends on your property, your market, and your financial position.
But what we can tell you is this: most people don’t think about it strategically enough.
They default to whatever their mortgage broker or real estate agent suggests, often without considering whether that advice actually serves their interests.
Why Everyone Has an Opinion (And Why Most Are Biased)
Real Estate Agents
They’ll almost always say: sell first.
Why? Because that’s when they get paid.
Mortgage Brokers
They often suggest selling first too.
Why? They want certainty on what you can borrow.
And this can be good advice, but it’s not universal, as a downsizer with no mortgage might be better served by buying first.
The Biggest Consideration? Market Conditions.
The single biggest factor in deciding whether to buy or sell first?
The market you’re selling into.
If Your Market Is Slow: Sell First
For example, if you’re selling a high-rise apartment in Melbourne CBD, and there are currently 60 other similar apartments online in similar condition with the same price point…
You probably don’t want to sell first in that market
Many apartments can take 6 months plus to sell in these markets.
You don’t want to leverage up on your dream home, only to watch 90 days pass without a sale. Bridging finance kicks in at 9 to 10% interest. Holding costs pile up.
If your property is hard to sell, get it sold before you commit to buying.
If Your Market Is Hot: Buy First (With Caution)
On the inverse, if the property you’re currently in and selling is in well renovated home in a good street in a good suburb where demand is hot, days on market is low and prices are rising.
There is a good chance that you will be able to sell your property within a reasonable time period and that won’t be the stressor on the move.
In this case, it may be better to take a conservative value of your property in mind, then buy first with a long settlement and the ability to bring it forward so that you can align settlements later.
The Smarter Approach: Do Both Simultaneously
When we help clients with upsizing or downsizing one of the main ways we minimises risk is from running the buying and selling campaigns concurrently.
What does this mean?
If the client has a tricky brief and we know we are looking for something obscure that may take some time, it doesn’t mean we aren’t preparing their property for sale.
Before we make an offer on a property, we will:
Have selected an agent
Organised floor plans
Organised photos
Finalised copy
Completed an estimation on value; and
Started bringing buyers through off market
This way, once an offer has been accepted for the buy, we can put their property online with a full campaign ready within 12 hours.
What The Agents Are Saying
- Very limited properties are coming online next week. Majority of stock is scheduled for March auctions rather than February.
- Vendors who’ve already purchased are facing heavy negotiation pressure post-auction with limited buyers around right now
- Off-market activity picking up
The Wow Factor!
22 Coppin Street, Malvern East, Vic 3145
Malvern East’s Edwardian Masterpiece
Why it WOWs:
Fully renovated Edwardian home with smart tech
Gourmet kitchen with marble benches & dual ovens
Heated pool, spa & alfresco entertaining
Palatial interiors with marble & European oak floors
Luxurious main suite with marble ensuite & dressing room
Prime Gascoigne Estate location near parks, schools & trams
Price guide : $7,200,000 – $7,900,000
Final Thoughts
The cost of getting this wrong can be $50,000 to $200,000+ in lost value or overpayment.
Plan well. Understand your market. Use the right contract clauses.
And choose advisors who understand the full picture, not just their own commission.
If you or someone you know would like assistance to buy this year, book in a call and we can discuss if we can help.
Thanks for reading this far!
We value feedback and if you have any suggestions on what you would like covered in the future please email me at [email protected]
Happy Buying!
Note: This is general advice and does not take into consideration your objectives, situations or needs. Please consider if this advice is suitable for you and your circumstances and speak to a professional before making any financial decisions.
