Buying and selling at the same time: how to time it?

The safest route. You know exactly how much equity you have and stand stronger when bidding on your next home because you don't need an own-sale reservation.

Pros: full certainty, strong bidding position, no double housing costs.

Cons: if you don't find a home in between, you have to rent temporarily or stay with family.

For whom: buyers with time who are flexible with temporary housing.

You buy the new home before your old one is sold. To finance this you take a bridge mortgage: a temporary loan based on the expected equity in your old home. Banks usually offer this up to 90% of the appraised market value of the old home.

Pros: you calmly find your perfect home, no temporary housing.

Cons: double housing costs while old home isn't sold. Bridge mortgage has interest (often 4-6%). Stress if sale takes longer than expected.

For whom: buyers with a financial buffer and/or a quickly sellable old home.

The ideal variant: on the same day you close the sale of your old home AND the purchase of your new one. Both notary appointments follow each other, you move within one day.

Pros: no double costs, no bridge mortgage, one move.

Cons: hard to plan because you need both parties on the same date. A lot of logistical pressure on one day.

For whom: doorstromers who plan well with good agents on both sides.

You can include an \'own sale reservation\' in your new purchase contract: if your old home doesn't sell within X weeks, you can withdraw. Sellers rarely accept this in a tight market — other bidders without that reservation get priority.

A \'financing reservation\' is common: if your mortgage (including bridge mortgage) doesn't come through, you can withdraw.

1. Always start with a free valuation of your old home — you then know with what budget you can shop.
2. Discuss with your mortgage advisor whether bridge financing is feasible for you and at what rate.
3. Only list your old home on Funda after seriously eyeing a new home, otherwise you sit with a sold house but no replacement.
4. Ask both transactions for a generous handover date (10-12 weeks) to synchronise timing.
5. Preferably work with the same agent for both transactions — they keep oversight.