If you’re thinking about downsizing in Auckland, you’ve probably asked yourself the big one:
👉 Should I sell first or buy first?
It’s one of the toughest timing calls you’ll make. On one hand, you want certainty — knowing what your home will sell for before committing to anything else. On the other, you want comfort — finding the right next home before letting go of what you’ve got.
Here’s the truth: there’s no perfect formula.
But there is a smart way to plan your timeline so you move once — not twice.
In Auckland’s unpredictable property market, timing isn’t just about money — it’s about peace of mind.
When listings are scarce, homes sell in days. When the market cools, buyers hold all the cards.
For downsizers, that means flexibility is your greatest asset.
So, let’s unpack the two main paths — and which one fits you best.
If you value certainty and sleep better knowing exactly what you can spend, selling first is your best move.
Why it works:
💰 You’ll know your exact budget before you start shopping.
🧘 Less financial stress — no bridging loans or overlap debt.
💪 More negotiating power on your next purchase.
Watch out for:
Temporary accommodation or storage costs.
The temptation to buy anything just to move quickly.
💡 Pro tip: Negotiate a 60–90-day settlement or even a rent-back agreement so you can stay put while you find your next home.
If you’ve already spotted your dream next home, or you can’t face a double move, buying first can be worth it —
but only if you plan your timing carefully.
Why it works:
🏡 You secure the perfect next home before it’s gone.
👵 Less disruption — a smoother, one-step move.
But remember:
You’ll need to line up settlement dates carefully.
Owning two homes temporarily can be stressful if not planned.
📊 Example:
Imagine you’re selling your long-time family home for about $2.2 million and buying your next apartment for $1.8 million.
You’ll likely pocket a healthy amount — the challenge isn’t the finance, it’s the timing.
If your sale settles after your purchase, you might need to:
Request a longer settlement on your sale.
Negotiate early access to your next home.
Or organise short-term accommodation for a few weeks.
Plan this overlap upfront, and you’ll avoid panic, stress, and expensive short-term decisions.
It depends on what matters most to you — certainty or comfort.
🪜 If you’re selling a higher-value home and buying smaller:
Sell first. You’ll have a clear budget, stronger negotiating position, and peace of mind.
🏡 If you’ve already found “the one”:
Buy first — then work with your agent to align settlements so you move once, not twice.
Most of my clients fall somewhere between the two, which is why having a timeline plan (and good communication between solicitors and agents) matters more than trying to “time” the market.
In a seller’s market, selling first protects you from buying high and selling low.
In a buyer’s market, buying first gives you more choice and negotiation leverage.
City-fringe suburbs like Mt Eden, Grey Lynn, and St Heliers tend to move faster — outer areas give you more breathing space.
💬 Pro tip: Don’t just look at headlines — ask your agent about days on market in your suburb and how long similar properties are taking to sell.
Here are the three strategies I see work best for Auckland downsizers:
1️⃣ Extended Settlement — Sell first but allow 60–90 days before handing over the keys.
Gives you time to find the right place, but some buyers might push harder on price.
2️⃣ Conditional Offer — Buy first but make it subject to your sale.
Flexible, but less attractive in a hot market.
3️⃣ Short-Term Rental or Vendor Rent-Back — Move once, not twice.
You either rent your sold home for a few weeks or lease-back the new one while waiting for settlement alignment.
❌ Rushing your purchase because you feel pressured to move.
❌ Overestimating your net proceeds — remember fees, marketing, legal, and moving costs.
❌ Forgetting body-corp or maintenance fees on your next home.
❌ Ignoring lifestyle factors — stairs, access, or distance from healthcare and family.
It’s not just about selling a house — it’s about designing the lifestyle you want next.
Picture this:
you’ve sold the family home, packed the memories, and handed over the keys — but instead of living out of boxes or crashing with family,
you’re unlocking the door to your next home.
☕ Coffee in hand. Morning sun streaming through the windows.
No chaos. No double move. Just calm.
That’s what planning the right way feels like.
Selling first gives you security.
Buying first gives you control.
The trick is aligning your settlements and working with an agent who can coordinate both sides without rushing you.
📘 Download the Auckland Downsizers Guide — it’s the same resource I give my clients to help them plan stress-free moves.
Inside, you’ll find recommendations and overviews of how we plan accordingly during our downsizing consultation call.
And if you’d rather talk it through, let’s chat — no hard sell, just straight advice.