Thinking of upsizing in Brisbane? This guide covers everything from bridging finance to subject to sale alternatives. Learn how to buy before you sell with a clear Brisbane upsizer strategy.

Introduction: The Challenge of Buying and Selling at the Same Time in Brisbane

Upsizing your home in Brisbane represents a significant milestone. It rewards your hard work and marks a step towards a better lifestyle for you and your family. However, the process of buying and selling simultaneously in Brisbane creates genuine complexity. You must juggle two transactions, align settlement dates, navigate finance approval, and manage the emotional journey of leaving one home while moving to another.

Without a clear Brisbane upsizer strategy, you risk losing money, missing out on your dream home, or facing immense stress during what should be an exciting transition. This is where expert guidance becomes critical. A skilled buyer’s agent helps you navigate the challenges of upsizing with confidence, providing a clear path forward through each decision point.

In this comprehensive guide, I’ll explore the strategies that actually work in today’s Brisbane property market, backed by real client success stories and practical insights from years of helping families upsize successfully.

Understanding Your Upsizing Options: Choose Your Strategy in 30 Seconds

When you decide to upsize, the biggest question is how to manage the transition. Do you buy first or sell first? The right answer depends on your financial situation, risk tolerance, and the current market. Here’s a quick decision tree to help you identify the best approach:

•If you have significant equity and want maximum flexibility: → Strategy 1: Bridging Finance

•If your equity is tight but your home is likely to sell quickly: → Strategy 2: Short-Term Finance Clause

•If you’re purchasing a premium property and want to avoid bridging finance: → Strategy 3: Coordinated Sale and Purchase

•If you feel you must make an offer subject to the sale of your home: → Strategy 4: Subject to Sale (and its alternatives)

Quick Comparison: Which Upsizing Strategy Is Right for You?

Not sure which strategy suits your situation? This comparison table breaks down the key differences:

Strategy	Equity Needed	Stress Level	Risk	Best For
Bridging Finance	High	Low	Medium	Flexibility & peace of mind
Short-Term Finance Clause	Medium	Medium	Medium	Fast sellers with tight timelines
Coordinated Sale & Purchase	Medium–High	Medium–High	Medium–High	Premium buyers wanting certainty
Subject to Sale	Low	High	High	Last resort only

As you can see, each strategy has distinct trade-offs. The right choice depends on your financial situation, risk tolerance, and timeline. Let’s explore each in detail.

Can I Buy a House Before I Sell in Brisbane? Yes, Here Are Four Ways to Do It

The short answer is yes, you can absolutely buy before you sell in Brisbane. The longer answer is that you have multiple strategies to choose from, each with distinct advantages and considerations. Your choice depends on your financial situation, risk tolerance, timeline, and the current market conditions.

Strategy 1: Bridging Finance – Maximum Flexibility

Bridging finance allows you to purchase your new home before selling your existing one, giving you a relaxed timeframe (typically 6-12 months) to sell your old property. This eliminates the pressure of a rushed sale and allows you to market your current home strategically to achieve the best possible price.

✓ Advantages:

•Maximum flexibility in timeline

•No pressure to sell quickly

•Can market current home strategically

•Peace of mind during transition

⚠ Considerations:

•Requires significant equity (typically 30-40%)

•Additional financing costs

•Temporary dual mortgage payments

Real Client Success: Carina to Wynnum West

We recently assisted a family upgrading from a Carina townhouse to a spacious family home in Wynnum West. By leveraging their equity, they secured bridging finance, allowing them to buy their dream home without the pressure of selling first. We connected them with a top agent who secured a great price for their townhouse, resulting in a smooth, stress-free transition.

Key Takeaway: With sufficient equity, bridging finance provides flexibility and reduces stress.

Strategy 2: The Strategic Upsize with a Short-Term Finance Clause

A short-term finance clause (e.g., 21 days) can be a powerful alternative to bridging finance. This strategy requires meticulous planning and a coordinated effort between your buyer’s agent and selling agent. It creates a tight but manageable window to sell your existing home.

✓ Advantages:

•Lower equity requirements

•Faster path to new home

•Works in competitive markets

•Reduced financing costs

⚠ Considerations:

•Tight selling timeline creates pressure

•Requires high-performing selling agent

•More stress during process

Real Client Success: Albany Creek to Eatons Hill

We helped a client move from Albany Creek to a beautiful home in Eatons Hill by securing a 21-day finance clause. We connected them with a high-performing selling agent who sold their property within the 21-day period for $100,000 more than a similar property sold by another agent on the same weekend. This allowed them to upgrade their lifestyle for a net cost of only $80,000 (plus transaction costs). This highlights the value a great agent provides.

Key Takeaway: A short-term finance clause can deliver incredible results with the right team and strategy.

Strategy 3: The Coordinated Move, Selling and Buying in Perfect Harmony

It’s possible to achieve a seamless transition without bridging finance, even on premium properties. This requires expert negotiation and coordination from both your buyer’s and selling agents to align the settlement dates of both transactions.

✓ Advantages:

•No bridging finance needed

•Lowest risk approach

•Seamless transition

•Expert coordination advantage

⚠ Considerations:

•Requires perfect timing

•Depends on market conditions

•Needs top-tier agents

Real Client Success: The Gap to Samford Valley

We helped a client purchase a $1.95 million estate in Samford Valley by coordinating the sale of their home in The Gap. Their selling agent secured an unconditional contract within seven days, while we negotiated a seven-day finance clause on their purchase. This perfect alignment allowed them to move into their dream home without the stress of bridging finance.

Key Takeaway: Perfect coordination can eliminate the need for bridging finance, even on high-value purchases.

Strategy 4: The “Subject to Sale” Offer And Why We Avoid It

Many buyers believe a “subject to sale” offer is their only option. This is where your offer on a new home is conditional on you selling your current one. While it seems safe, it’s often the weakest strategy.

Why Sellers Dislike It: A subject to sale offer introduces uncertainty for the seller. They have to take their property off the market for a buyer who may never be able to complete the purchase. In a competitive market, sellers will almost always choose an unconditional offer or an offer with a finance clause over a subject to sale offer.

When It Can Work: In a slow market with few buyers, a seller might consider a subject to sale offer. However, you’ll likely have to pay a premium for the privilege.

Better Alternatives: The three strategies outlined above are all superior subject to sale alternatives. They put you in a stronger negotiating position and increase your chances of securing your dream home.

Is Bridging Finance Risky in Brisbane? Understanding the Medium Risk and How to Minimise It

Bridging finance carries medium risk in Brisbane, but the risks become manageable, even minimal, when you have the right team around you. Understanding these risks and taking proactive steps to minimise them is essential before committing to this strategy.

Understanding the Risks

Bridging finance involves temporary financing to cover the gap between purchasing your new home and selling your current one. The primary risks include:

“Interest Rate Exposure” Your current home takes longer to sell than expected, you carry both properties for an extended period, incurring higher interest costs during the overlap period.

“Market Timing” If the market shifts or interest rates change, the seller could lose momentum or face a less favourable selling environment by the time your contingency is removed.

“Market Downturn” If property values decline, you could end up in a position where your sale price doesn’t cover your purchase commitments.

“Lender Requirements” Most bridging finance lenders require you to have sufficient equity and a clear exit strategy.

Minimising the Risks: The Right Team Makes All the Difference

With the right team in place, these risks reduce significantly:

✓ Expert Selling Agent A high-performing agent accelerates your current home’s sale, reducing the bridging period. They’ll also price strategically to attract buyers quickly without leaving money on the table.

✓ Clear Financial Planning Pre-approval for bridging finance and a realistic budget mean you understand your costs upfront. You won’t face surprises when settlement arrives.

✓ Market Knowledge Understanding your suburb’s value and growth areas helps you make confident purchasing decisions. You’ll know whether you’re buying in a strong market with upside potential.

✓ Professional Coordination Your buyer’s agent, selling agent, and finance broker work together to ensure smooth execution and minimise the overlap period.

The Flexibility Advantage

The key benefit of bridging finance is flexibility and peace of mind. You remove the pressure to sell quickly, which often leads to better outcomes. You can market your current home strategically, negotiate from a position of strength, and choose your new home based on merit rather than rushed decisions.

Bridging finance works best when you have solid equity (typically 30-40% or more), a realistic timeline (6-12 months), and a professional team supporting you throughout the process. Under these conditions, the medium risk becomes manageable, and you gain the flexibility and peace of mind that makes upsizing a positive experience.

Why Do Sellers Reject Subject to Sale Offers? The Risks You Need to Understand

Subject to sale offers are heavily disfavoured in the Brisbane market. Understanding why sellers reject them, and the significant risks they create for you as a buyer, is critical before considering this strategy.

Reason 1: Agent Reluctance and Workload

Many selling agents dislike subject to sale clauses because they create additional work and complexity. A lazy agent will simply avoid them unless they’re desperate to secure the listing. Even then, they’ll only accept them if they can get the listing, not because they believe it’s a good strategy for their seller.

The reality is that subject to sale clauses require constant communication, contingency planning, and follow-up. A professional agent will manage this, but most agents view it as more hassle than it’s worth.

Reason 2: Risk to the Seller’s Campaign

When you make an offer subject to the sale of your home, you create significant risk for the seller. Here’s why:

“Campaign Disruption” The seller takes their property off the market while waiting for you to sell yours. During this time, other buyers may appear. If your sale falls through, you’ve wasted the seller’s time and potentially lost them a better opportunity.

“Market Timing Risk” If the market shifts or interest rates change, the seller could lose momentum or face a less favourable selling environment by the time your contingency is removed.

“Uncertainty” The seller never knows if you will actually be able to complete the purchase. This uncertainty creates stress and risk that most sellers want to avoid.

Reason 3: Sunset Clauses and Contract Risk! The 72-Hour Scenario

This is where subject to sale becomes particularly dangerous for you as a buyer. Most contracts include a “Sunset Clause” (SSC) that protects the seller. Here’s how it works:

If the seller receives a higher offer with only building, pest, and finance conditions (no subject to sale), the seller can invoke the sunset clause. This gives you 72 hours to remove the subject to sale condition from your contract.

If you don’t remove the clause within 72 hours, your contract is terminated, and you lose the property.

The Dangerous Scenario: How the Timeline Collapses

Let me walk you through a realistic scenario that illustrates the danger:

Day 1: You make an offer on a new home with a subject to sale clause for 28 days.

Day 3: Your property goes under contract with a 10 day finance clause and 7 days Building and pest.

Day 5: The selling agent of your new home calls to inform you that the sunset clause has been invoked. You now have 72 hours to remove the subject to sale condition.

Day 8: The 72-hour window expires. You now must decide: remove the subject to sale clause (committing to purchase before you’ve sold your current home) or lose the property.

Day 10: Building and pest on your home is fine and satisfied. (so no way out for you)

Day 13: Your buyers remove their finance clause on your current home, leaving you in a precarious position with no exit strategy.

If you don’t remove the subject to sale clause by day 8, you lose the new home. If you do remove it, you’re now committed to purchasing before your current home has sold. Your buyers then remove their finance clause on day 13, leaving you homeless if your purchase falls through without you sale of the current home falling over as well.

Reason 4: Contract Clauses That Create Conflict

Some solicitors try to protect buyers by adding clauses stating that “if you lose the property you are purchasing, then your buyers lose their buy. Your current home sale.” While this sounds protective, it actually creates unnecessary conflict and most buyers won’t accept it.

When I see one of these clauses, I advise my clients not to sign. Instead, we either lower our offer by $50,000 to reflect the additional risk we’re taking, or we get the problematic clause removed from the contract entirely.

The Bottom Line on Subject to Sale

Subject to sale offers put you in the weakest negotiating position. Sellers dislike them, agents avoid them, and the sunset clause creates a dangerous timeline collapse scenario. The three strategies outlined earlier, bridging finance, short-term finance clause, and coordinated sale, are all superior alternatives that put you in a stronger position and increase your chances of securing your dream home without the stress and risk of subject to sale.

Why I’m Your Ideal Partner for Upsizing in Brisbane

My expertise is in creating a seamless upsizing experience. Here’s what I bring to the table!

I have a proven track record of helping clients upsize across Brisbane. In 2025 alone, I’ve helped 18 buyers, with my clients seeing an average uplift of 14.14% in property value. The total increase in value across these purchases is approximately $2,343,000.

Disclaimer: Figures are based on a comparison of purchase prices to current comparable sales and agent appraisals as at January 2026. Individual results vary by suburb, property type, and time held.

I am an expert in all aspects of the upsizing process, from finance strategies to negotiation. I understand the Brisbane property market intimately and can provide the strategic advice you need.

I am a recognised authority in the Brisbane property market, committed to educating my clients. This blog is just one example of my commitment to sharing my knowledge.

I work exclusively for you, the buyer. My goal is to achieve the best possible outcome for you. I have a network of trusted professionals to ensure a smooth transaction.

Frequently Asked Questions About Upsizing in Brisbane

Q: Can I buy a house before I sell in Brisbane?

A: Yes you can! The section above shows 4 different ways of doing it:

1.Bridging Finance – for maximum flexibility

2.Short-Term Finance Clause – for fast sellers with tight timelines

3.Coordinated Sale and Purchase – for premium buyers wanting certainty

4.Subject to Sale – as a last resort only

Each strategy has different equity requirements, stress levels, and risks. The right choice depends on your financial situation, risk tolerance, and timeline.

Q: Is bridging finance risky in Brisbane?

A: Bridging finance carries medium risk in Brisbane, but with the right team around you, these risks can be minimised significantly. The key benefits are flexibility and peace of mind. You remove the pressure to sell quickly, which often leads to better outcomes. With solid equity (typically 30-40% or more), a realistic timeline (6-12 months), and a professional team supporting you throughout the process, the medium risk becomes manageable, and you gain the flexibility and peace of mind that makes upsizing a positive experience.

Q: Why do sellers reject subject to sale offers?

A: Sellers reject subject to sale offers for several compelling reasons:

1.Agent Reluctance – Selling agents dislike the additional work and complexity involved

2.Campaign Disruption – The seller takes their property off the market while waiting for you to sell yours, potentially losing other buyers

3.Sunset Clauses – Most contracts include sunset clauses that give you only 72 hours to remove the subject to sale condition if a better offer appears, creating a dangerous timeline collapse scenario

4.Uncertainty – The seller never knows if you will actually be able to complete the purchase, creating stress and risk they want to avoid

Subject to sale offers put you in the weakest negotiating position. The three strategies outlined earlier—bridging finance, short-term finance clause, and coordinated sale—are all superior alternatives.

Q: What’s the best way to approach buying and selling at the same time in Brisbane?

A: The best approach depends on your financial situation. The four strategies we’ve outlined—bridging finance, a short-term finance clause, a coordinated sale, and subject to sale alternatives—all have their place. The key is to get expert advice early to determine the right path for you.

Q: How can a buyer’s agent help me with my Brisbane upsizer strategy?

A: A buyer’s agent can assess your financial situation, risk tolerance, and goals to recommend the best strategy. We can then connect you with the right professionals (finance brokers, selling agents) and manage the entire process to ensure a smooth transition. We also provide access to off-market properties you won’t find online.

Q: Is bridging finance a good idea in the current Brisbane market?

A: Bridging finance in Brisbane can be an excellent tool if you have sufficient equity. It removes the pressure of having to sell in a hurry. However, it’s essential to weigh the costs and benefits with a finance professional.

The Bottom Line: Don’t Navigate the Upsizing Journey Alone

Upsizing your home should be an exciting and rewarding experience. With the right strategy and the right team, it can be. Whether you choose bridging finance, a short-term finance clause, or a coordinated sale, the key is having expert guidance every step of the way.

Ready to take the next step? Book a complimentary 15-minute Upsizer Plan Call today. We’ll map out your budget, timeline, and strategy, so you can move forward with confidence.

Your dream home is waiting, let’s make it happen.

About This Content

This article is written from first-hand experience assisting Brisbane homeowners to upsize and is reviewed regularly to reflect current lending policies and market conditions. While we strive for accuracy, property markets and finance regulations change frequently. We recommend consulting with a qualified finance broker, solicitor, and real estate agent before making any significant property decisions.