Rates are up four times this year, Sydney values are down over 12 months and forecasters disagree about November. If you own on the Central Coast, "should I sell now or wait?" is a fair question. I cannot tell you what the market will do, and neither can anyone else. I can offer a way to decide that does not depend on guessing, built around your reasons, your numbers and the evidence for your home.
Key points
- Rates are up four times this year, and forecasters disagree about what comes next. No one can time the market.
- Decide from your reasons, your numbers and the evidence for your home, and test your plan against rates rising, holding and easing.
- A free appraisal tells you where your home stands without committing you to sell.
Start with the reason, not the market
The best reasons to sell are about your life: a change in family, work, health or finances. The weakest reason is trying to pick the top of the market. Write down the reason in a sentence. If it is not about timing, rates matter less than you think. If you cannot write it down, you may not need to decide yet.
What waiting costs, and what it might save
Waiting has real costs: loan repayments at today's rate, holding costs such as council rates, insurance and maintenance, and the price risk of a market that could move either way. It may also save you money if conditions improve. Put your own figures on both sides. Use your lender's repayment figure at the current rate and at 0.25 and 0.50 points higher, so you can see what another rise would do.
Three scenarios, no predictions
I do not know which of these will happen. I would test your plan against all three:
- Rates rise again. What happens to your repayments, and to buyers' borrowing capacity? A higher rate can narrow the buyer pool for your home.
- Rates hold. Does your plan still work with the market at today's level? Many owners find that holding steady is enough.
- Rates ease later. If the first cuts arrive, would you be glad you waited, or would you wish you had acted? No one can say when that might be, and a forecast is not a promise.
A decision that holds up in all three is a decision you can defend.
What your next purchase costs today
If you are selling to buy, the sale price is only half of the picture. Check what you would pay for the next home, what you could borrow now, and whether your plan still works if rates rise another quarter point. Several economists in the 6 October roundup expected that on 3 November, while others expected a hold. The order matters too: selling first gives certainty about your budget, while buying first gives certainty about your next home. A mortgage broker can model both.
If your fixed rate is ending
If you are on a fixed rate that ends in the next year, ask your lender now what you would roll onto. Some owners find the new variable rate is higher than the fixed rate they are leaving. That can change both the cost of waiting and the timing of a sale.
If you own an investment property
In the 2026-27 Budget the government announced that from 1 July 2027 negative gearing would be limited to new builds, and that the 50% capital gains tax discount would be replaced by indexation plus a 30% minimum tax on gains accruing after that date. Treasury's page says holdings acquired before 7:30pm AEST on 12 May 2026 are grandfathered. It does not say whether legislation has passed. How this applies to you is a question for your accountant, and I am not giving tax advice.
Test the market without committing
You can find out where your home stands without listing it. A free appraisal gives you a price range, the comparable sales behind it and a straight view of what a campaign would look like. You can decide afterwards, with evidence, or decide to wait.
Signs it may be time to move, and signs to wait
- It may be time if your reason to sell is clear and not about timing, your numbers work at higher rates, and the evidence for your home supports a price you are comfortable with.
- It may be better to wait if you do not have a clear reason, your next purchase does not work at higher rates, or the evidence for your home is thin and you can improve it.
Neither list is a rule. They are prompts for a conversation with your broker, accountant and agent.
What it costs to sell
Before you decide, list every cost. Typical categories are agent fees and marketing, legal or conveyancing fees, fees from your lender for discharging the mortgage, repairs or presentation work, moving costs and, depending on your situation, tax. Ask for each in writing before you sign anything, and add them up against what you expect to receive.
How long the process takes
The timeline depends on preparation, the campaign and the buyer's finance and settlement terms. Ask your agent for a realistic timeline in writing, and ask what could extend it.
Questions for your broker, accountant and agent
- Broker: What can I borrow now? What happens to my repayments if rates rise again? Should I fix any of the loan?
- Accountant: Are there tax consequences if I sell, particularly for an investment property?
- Agent: What is a realistic price range, and what evidence supports it? What would the campaign cost? What happens if offers come in low?
Two mistakes worth avoiding
The first is deciding in a rush because of a headline. The second is waiting without a plan, so that a year from now nothing has changed except the interest you have paid. A short written plan, even one that says "wait and review in three months", avoids both.
Questions owners ask
Will the market recover?
I do not know, and no one does with certainty. Forecasters in the 6 October roundup disagreed about the next rate move, and they were forecasting only weeks ahead.
Can I get an appraisal without committing to sell?
Yes. Appraisals are free and carry no obligation.
What if I have already bought my next home?
Talk to your broker about bridging finance and the cost of holding two properties, then compare that with the evidence for your current home.
How I would help
I would not push you to sell. I would show you the evidence, the likely range and the risks on both sides, and give you a plan for each option, so your decision is clear whichever way you go.
The right time to sell is the time that fits your reasons and your numbers. Everything else is guesswork. Start with what four rate rises mean for Central Coast owners, see the suburb reports, or get a free appraisal.
Get a free appraisal