When you move house, you usually do not just sell your current home — you are also looking for a new one. These two processes rarely run exactly in step, and that can create quite a few uncertainties. How do you avoid ending up between two homes — or, on the contrary, stuck with two mortgages? In this article: practical options and points to watch.
Why this is especially relevant now
The 2026 housing market is somewhat calmer than the overheated years before it: there are more homes for sale and buyers have a little more time to compare. That is good news if you are looking for a new home, because you have more choice and less chance of a bidding war. At the same time, supply remains tight compared with demand, and well-presented homes still sell relatively quickly. That combination makes the timing of selling and buying especially important: buying too quickly can be financially tense, while waiting too long to sell can mean you miss out on a lovely new home.
The three most common sequences
1. Sell first, then buy
Financially the safest route: you know exactly how much overwaarde (home equity) you have and how much you can spend on your new home. The risk is that you may be temporarily without a permanent home between selling your current house and finding a new one. One solution is to agree a condition or a deferred transfer date with the buyer, so you have a bit more breathing room.
2. Buy first, then sell
Pleasant because you can search for your new home calmly, without time pressure. The risk is on the financial side: as long as your old home has not been sold, you are effectively financing two homes at once. This requires bridging finance and enough financial headroom, and not every buyer or bank takes the same view on this.
3. Sell and buy at the same time
The most ideal route, but also the hardest to plan: the transfer of your old and new home takes place on (roughly) the same day. This requires good coordination between all parties — selling agent, purchasing agent, notary and both other parties — but it avoids double housing costs or having to move into temporary accommodation.
Practical tools
Bridging loan. This finances the period in which you have not yet received (part of) the equity in your current home but are already buying your new one. The bank looks at the expected sale proceeds of your current house.
Condition: "sale of own home". As the buyer of a new home, you can try to include this condition, so that the purchase does not go ahead if you do not sell your own house in time. Please note: in a market with high demand, sellers do not always accept this.
Deferred or flexible transfer date. When selling your current home, you can agree a later or flexible transfer date with the buyer, giving you more time to find something new.
Temporary accommodation. Sometimes it is wise to allow for a period of temporary living (for example with family, or in a rental home) between the sale and the new purchase.
Tips for a smooth process
Start looking at new homes in good time, even if your current house has not yet been sold. That way you know what is happening in the market and can act faster.
Have a mortgage adviser map out your financial headroom early on, including the options for a bridging loan.
Be flexible on the transfer date, both when selling and when buying. This increases the chance that the dates line up.
Communicate clearly with your estate agent about your preferred sequence and how flexible you are, so they can steer on this during negotiations.
Build in a buffer, both financially and in your planning, in case the timing does not line up seamlessly.
Conclusion
There is no single right sequence that works for everyone — it depends on your financial situation, your appetite for risk and the housing market at that moment. With the right preparation and good coordination between all parties involved, selling and buying at the same time is perfectly manageable, even in a market that is very much on the move.
Selling your home in Kennemerland?
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