Real Estates Chicken vs Egg Conversation – Buy or Sell First? 

If you’re planning a move, this is usually the conversation that stops people in their tracks: 
Do we buy first… or sell first?

It’s one of the most discussed – and most financially overwhelming – decisions in real estate. Make the wrong move and it feels stressful. Make no move at all and plans can stall for years. 

Let’s simplify it. 

The Four Main Strategies

1. Buy First, Then Sell

Best for: Buyers who don’t want to miss out and have strong borrowing capacity. 

You secure your next property before selling your current one. 

Why people like it:

• You don’t miss “the one” 
• You only move once 
• You’re not rushed when house hunting 

The risk:

• Temporary double repayments 
• Bridging finance pressure 
• Your home may take longer to sell than expected 

This option gives emotional comfort — but requires financial confidence. 

2. Sell First, Then Buy

Best for: Owners who want certainty and clarity. 

You sell your current home before committing to the next purchase. 

Why people like it:

• You know exactly what you can spend 
• No double mortgage stress 
• Stronger negotiating position when buying 

The downside:

• You may feel rushed to secure something 
• You might need short-term accommodation 
• In a rising market, prices can move while you’re searching 

This reduces financial risk but can increase timing pressure. 

3. Sell, Then Rent Temporarily

Best for: People who want flexibility and lower stress. 

You sell, free up your equity, and rent while you look for the right property. 

Why it works:

• No overlap pressure 
• Buy when the right home appears 
• Make calm, rational decisions 

Trade-offs:

• Paying rent 
• Possibly moving twice 
• Risk of price growth while renting 

For many families, this is the least stressful path — even if it feels unconventional. 

4. Rent & Rent (Rentvesting While You Plan)

This is the strategy not enough people talk about. 

You: 

• Rent the home you want to live in (lifestyle first) 
• Rent out your current property as an investment 

Why it can work brilliantly:

• You hold your asset and benefit from growth 
• You gain lifestyle flexibility 
• You avoid selling under pressure 
• You can make a bigger-picture decision later 

It’s ideal if you’re unsure about upgrading, want to test a new suburb, or feel selling right now isn’t strategic. 

The trade-off? You become both landlord and tenant, and cash flow needs to stack up. But it removes the “all or nothing” pressure. 

At-a-Glance Comparison

Option	Pros	Cons
Buy First, Then Sell	Secure your next home; move once; less buying pressure	Double repayments risk; bridging finance; uncertain sale timing
Sell First, Then Buy	Clear budget; no overlap stress; stronger buyer position	Can feel rushed; may need temporary housing
Sell, Then Rent	Maximum flexibility; low stress; buy on your timeline	Rent costs; possibly two moves; market may rise
Rent & Rent (Rentvest)	Keep your asset; lifestyle flexibility; strategic long-term play	Landlord responsibilities; cash flow considerations

What About the Costs?

With recent 3-bedroom house benchmarks sitting around: 

• Newcastle: approx. $990,000 
• Lake Macquarie East: approx. $965,000 
• Lake Macquarie West: approx. $792,000 

Let’s look at a realistic changeover cost estimate if you’re selling and buying around the same price point. 

Assumptions Used:

• Agent commission: 2.2%
• Marketing campaign: $5,000
• Conveyancing: $2,500 per transaction
• Stamp duty based on NSW rates 
• Building & pest: $700
• Mortgage discharge & loan fees: $1,000 combined
• Removal costs: $3,000

Example: Newcastle – $990,000 Sale & Purchase

Selling Costs

• Agent commission (2.2%): ~$21,780 
• Marketing: ~$5,000 
• Conveyancing (sale): ~$2,500 

Buying Costs

• Stamp duty: ~$39,000 
• Conveyancing (purchase): ~$2,500 
• Building & pest: ~$700 
• Loan & discharge fees: ~$1,000 

Moving Costs

• Removalists: ~$3,000 

👉 Estimated Total Changeover Cost:

Approximately $75,000 – $80,000

So… What’s the Right Answer?

There isn’t a universal one. 

It comes down to: 

• Your risk tolerance 
• Your cash buffer 
• Your borrowing capacity 
• How fast your market is moving 
• Whether lifestyle or financial certainty matters more right now 

The biggest mistake isn’t choosing the “wrong” strategy. 

It’s not making a decision because it feels overwhelming. 

A Simple Next Step

If you’re having this chicken vs egg conversation at your kitchen table right now, let’s map it out properly. 

Every situation is different — and when you run the numbers clearly, the right pathway usually becomes obvious. 

If you’d like to talk it through, reach out for a quick, no-pressure chat. Even 20 minutes can give you clarity and a plan to move forward with confidence.