Selling and Buying at the Same Time in Perth: Which Comes First?

For most Perth homeowners right now, selling first, or selling and buying side by side with settlements lined up on the same day, is the safer order. Buying first can work, but only if you can carry two loans for longer than you expect. Get your finance number from a broker before you list, not after you fall in love with the next place.

Selling one home and buying another is two big transactions that depend on each other. Get the order wrong and you either end up with two mortgages or nowhere to live. Here is how I walk sellers through it.

The three ways to do it

There are really only three options, and each one moves the risk somewhere different.

• Sell first, then buy. You know exactly what you have to spend. The risk is timing: you might need somewhere to live between settlements.
• Buy first, then sell. You secure the home you want. The risk is money: if your sale takes longer or comes in lower than hoped, you are carrying both properties, often on bridging finance.
• Buy subject to the sale of your home. You make an offer on the next place that only goes ahead if yours sells. Lower risk for you, but a weaker offer in the seller's eyes.

None of these is right for everyone. Which one suits you comes down to your equity, your borrowing power and how much uncertainty you can live with.

Why selling first usually makes more sense in Perth right now

The market has shifted. REIWA counted 8,289 homes listed for sale across Perth in the week ending 11 October 2026, against 2,780 in the same week a year earlier. That is roughly three times the choice for buyers.

Two things follow from that. First, your sale may take longer and need sharper pricing than it would have a year ago. Second, when you buy, you are no longer fighting over the only decent home on the street. There is more to look at and more room to negotiate.

Put those together and the case for selling first gets stronger. The bigger unknown is now your sale price and timing, so pin that down first. The buying side is where you have more breathing room.

Perth's median dwelling value passed $1.0 million in March 2026. At these prices, guessing your sale figure by even 5% is a five-figure mistake on the budget for your next home.

How to line up settlement dates

The cleanest outcome is both settlements on the same day. Your sale funds go straight into your purchase and you move once.

Settlement in Perth is typically 8 to 12 weeks after the contract goes unconditional, and the date is negotiable on both contracts. A few practical steps:

• When you sell, ask for a settlement period long enough to find and buy your next home. Some buyers will agree to a longer one if the price is right.
• When you buy, set the settlement date to match your sale, or fall a few days after it, never before.
• Tell your settlement agent about both transactions early. Coordinating two settlements on the same day is routine work for them, but only if they know.
• If the timing will not line up, ask the buyer of your home whether you can rent it back for a few weeks after settlement. It has to be agreed and written into the contract.

Bridging finance and subject-to-sale offers, honestly

Bridging finance is a short-term loan that covers the gap when you buy before you sell. It lets you make an offer that is not conditional on your sale, which makes you a stronger buyer. The catch is cost and pressure: you are paying interest while you sell, and the lender will want the old home sold within a set period. Talk to a licensed mortgage broker about the real numbers before you rely on it.

A subject-to-sale offer protects you, because if your home does not sell, you are not stuck with the new one. But most sellers prefer an unconditional offer, and when the market was tight a subject-to-sale offer rarely won. With more homes on the market, some sellers will now consider one, usually with a time limit attached. Expect them to keep marketing their home and to accept a better offer if one turns up. Have a settlement agent or lawyer read the condition before you sign.

What it costs to do both

Moving homes means paying the costs of selling and the costs of buying in the same few months. Budget for both before you set your price expectations.

• On the sale: agent commission, typically 2.3% to 2.7% plus GST in Perth (see agent commission in Perth, explained), plus marketing and your settlement agent's fee (see settlement agent fees in WA).
• On the purchase: transfer duty (stamp duty), which is the big one. On a $1 million home at the general rate, WA transfer duty is about $42,600. Use RevenueWA's calculator for your own figure, as concessions can apply.
• On the move: settlement fees on the purchase, building and pest inspections, removalists, and bridging interest or short-term rent if the dates do not line up.

The number that matters is not your sale price on its own. It is the gap between what you sell for, after costs, and what you pay, after costs. If the market is softer, both sides can come off together, and that gap may barely move.

Questions sellers ask

Should I sell or buy first in Perth?

For most people, sell first or run both side by side with settlements on the same day. Buy first only if you can comfortably carry both properties for longer than you expect, and you have checked that with a broker.

Can I make an offer subject to the sale of my home in WA?

Yes. It is a condition written into the offer, and the seller can accept or refuse it. Expect a time limit and expect the seller to keep marketing. Have it reviewed before you sign.

What happens if I sell before I find my next home?

You can negotiate a longer settlement, ask the buyer to let you rent the home back for a period, or rent short-term yourself. Any rent-back needs to be agreed in the contract.

Can both settlements happen on the same day?

Yes, and it is the cleanest way to do it. Match the settlement dates in both contracts and tell your settlement agent about both from the start.

What is bridging finance?

A short-term loan that lets you buy before your current home sells. It makes your offer stronger, but you pay interest while you sell and the lender sets a deadline. Get the actual cost in writing from a licensed broker.

The honest summary

Selling and buying at the same time is about controlling the risk you can least afford. For most Perth homeowners in this market, that means finding out what your home will really sell for first, getting your finance confirmed, and lining up both settlements. Do not buy first on a hopeful sale price. That is how people end up selling in a hurry and taking less.

If you are planning a move, I am happy to give you a straight, evidence-based figure on what your home is worth, so you can plan the purchase around a real number.

Book your free appraisal or call me on 0412 028 555. You can also grab the free seller's guide to plan the sale step by step.

This article is general information only and does not take into account your personal circumstances. It is not legal, tax or financial advice. Speak to a licensed settlement agent, lawyer or mortgage broker before you sign a contract or take on finance. Transfer duty figures are based on the WA general rate published by RevenueWA and may change.