Thinking of Downsizing Your Gold Coast Home?
There’s a point where the house just feels too much. Too many rooms. Too many stairs. Too much to clean, maintain, or heat in winter.
Maybe the kids have moved out. Maybe you want a simpler lifestyle. Maybe you’re just tired of managing space you don’t use anymore.
If you’ve started thinking about downsizing, but haven’t quite committed, you’re not alone. And you’re not behind.
This decision is about more than selling a property. It’s about stepping into a new phase with clarity and confidence.
Not Just a House Move, A Life Shift
Selling to downsize is often emotional. You’re leaving behind more than just walls and floors; you’re closing a chapter.
It’s normal to feel torn. You might be thinking:
- “I know I don’t need this much space anymore, but it’s hard to let go.”
- “What if I sell and regret it?”
- “How do I even start sorting through 20 years of stuff?”
The good news? You don’t have to rush it. But getting your head around the process early can make it a lot less overwhelming.
Signs You Might Be Ready to Downsize
If any of these feel familiar, you’re probably closer than you think:
- Unused spaces: Entire rooms haven’t been touched in months.
- Ongoing maintenance: The house feels like a full-time job.
- Changing lifestyle: Travel, grandkids, health, or finances are shifting your priorities.
- Security and mobility: Stairs, large yards, or location are no longer practical.
Downsizing isn’t just about letting go. It’s about trading complexity for comfort, on your terms.
What’s Holding You Back?
Most homeowners I speak to aren’t avoiding the decision. They just need a better roadmap. Some common concerns are:
- “I don’t know where I’d go.”
- “I’m not sure how much my place is really worth.”
- “I want to declutter, but it feels like a mountain.”
You don’t have to figure it all out at once. You just need a plan that breaks it into smaller, doable steps.
The Key: Right Timing, Not Perfect Timing
You don’t have to sell tomorrow. But the earlier you start thinking through what you want next, the more options you’ll have.
That might mean:
- Quietly testing the market
- Getting an appraisal (without obligation)
- Exploring downsizer-friendly suburbs
- Taking 30 minutes a day or a week to declutter one cupboard at a time
Think of it as a soft launch, not a leap.
Room-by-Room Declutter Checklist (One space at a time. No pressure.)
Kitchen
- Toss expired food and rarely used pantry items
- Clear the benchtops of appliances you don’t use daily
- Donate duplicate utensils, mugs, and cookware
- Reduce plastic containers to what actually have lids
Living Room
- Remove extra side tables or furniture that shrink the space
- Store away stacks of DVDs, books, or decor
- Keep only 1–2 personal items on surfaces
Bedrooms
- Donate or store extra bedding and unused pillows
- Clear under-bed storage and wardrobe floors
- Aim for 50% wardrobe space clear to feel spacious
Bathroom
- Ditch old products, half-used bottles, and worn towels
- Keep visible surfaces nearly empty
- One neutral towel per hook for a clean, hotel-like feel
Garage / Shed
- Toss broken tools and leftover project supplies
- Group similar items together (camping, garden, etc.)
- Create clear walkways to show usable space
Spare Room / Office
- Convert “dumping grounds” into a defined space
- Box up paperwork you don’t need daily
- Remove oversized or mismatched furniture
⏱️ Timing Tips: When to List (and Why It Matters)
Late Summer to Early Autumn (Feb–April):
- Buyer demand is strong after the holidays
- Homes show well in warm natural light
- Families are planning moves before mid-year
Spring (Sept–Nov):
- Consistently high interest and good prices
- Flowers, gardens, and light boost appeal
- Competitive, but high visibility
Avoid mid-December to mid-January:
- Most buyers are distracted by holidays
- Inspections are harder to arrange
- Less urgency in the market
Not quite ready?
Prepping in advance lets you choose your timing, rather than reacting to it. You want to list your home when it looks its best and buyers are motivated.
Key Questions to Ask Before Committing
- Do I know where I want to go next, and how much I need from this sale?
- What would I need to do here to make the home sale-ready?
- Can I downsize in stages (e.g. rent first, then buy)?
- Is this home still adding value to my lifestyle, or holding me back?
- Have I had an honest appraisal of what it’s worth right now?
- What’s stopping me from starting the process?
Write down your answers. They’re not for anyone else, just you. But they’ll clarify what you’re really ready for.
Prep Your Home for Market Without Major Spend
Start with what you already have:
- Clean like a guest is coming to stay
- Rearrange furniture to open up space and flow
- Use neutral throw pillows or bedding to lift a room
- Remove personal photos to help buyers picture themselves there
What’s worth doing:
- Fix dripping taps, squeaky doors, or chipped paint
- Pressure clean the driveway and paths
- Mow, weed, and mulch your front yard
- Update lighting (brighter = better)
What’s Generally not worth overdoing:
- Over-personalised design updates
- Major landscaping projects just for resale
Your goal:
Present the home as well-maintained, inviting, and easy to envision living in. Clean, uncluttered spaces feel more valuable and cost you nothing but time.
You’re Not Just Selling a House, You’re Setting Yourself Up for What’s Next
Downsizing isn’t about giving things up. It’s about freeing yourself from what no longer serves you, so you can focus on what does.
And while it’s normal to feel hesitant, you don’t have to go through it alone.
If you’d like a no-pressure chat about your next steps, I’m here to help. Whether you’re ready now, six months from now, or just looking ahead, I’ll walk through it with you.
THIS IS HOW YOUR JOURNEY TO A SUCCESSFUL GOLD COAST PROPERTY SALE STARTS
My simplified guide below will take you through a 20-step process for selling your property anywhere on the Gold Coast;
I proudly sell homes across the entire coast.
1. PREPARING YOUR GOLD COAST PROPERTY FOR SALE + SOME OF THE LEGAL REQUIREMENTS
- Tidying gardens and decluttering everything inside and out.
- All homes for sale, are legally required to have hardwired photoelectric, interconnected smoke alarms.
Non-removable 10-year battery smoke alarms can be installed as an alternative.
- By law, you are required to complete a pre-contractual seller’s disclosure statement: generally related to limitations, restraints, or defects in the property title, such as easements, covenants, leasing, zoning, etc.
- A pool safety certificate is also required if you have a swimming pool or if the property has a shared swimming pool (Body Corporate).
2. COMPARATIVE MARKET ANALYSIS REPORT FOR YOUR GOLD COAST PROPERTY
After showing me around your property, I will provide you with a Comparative Market Analysis (CMA) report. This is a detailed, legally required analysis of your home’s market value.
The CMA is based on recently sold and for-sale properties similar to yours in the immediate area. I will need to view your home to prepare this report.
3. SETTING A MARKETING BUDGET FOR YOUR GOLD COAST HOME
The third step in selling your home is to create a marketing budget.
By law, this must be based on actual costs.
There are various marketing options to consider, such as:
– Internal, External and Drone Photography.
– Property and House Plans show potential buyers the exact layout of your home and property.
– Internet Advertising on platforms such as RealEstate.com.au, Domain.com.au, Facebook.com, Instagram.com, etc.
– For Sale Sign on the street is still essential to attracting potential buyers. Even though many buyers start their search online, they often drive around neighbourhoods to see what’s available.
A simple fact: Not having a For Sale sign can significantly reduce the number of people who see your property and may be interested in buying it.
4. PREPARING AND APPROVING THE FORM 6 AGREEMENT WHEN SELLING A GOLD COAST PROPERTY
A Form 6 Agreement is a document provided by the Queensland State Government. It outlines all relevant details of the property sale, including the marketing budget.
Our administration team will prepare this form for you and send it for your review and approval.
5. PAYING THE MARKETING BUDGET FOR YOUR GOLD COAST PROPERTY
Once you have approved the Form 6 Agreement, the next step is to pay for the marketing budget that you have chosen.
6. STARTING THE ADVERTISING PROCESS
Once your payment is received, the advertising campaign will commence.
Advertising strategies will align with the choices you made within your marketing budget.
7. MONITORING MARKET RESPONSE
If your property hasn’t received offers within 30 days, don’t assume there’s no interest.
It often means the price isn’t aligned with what buyers are willing to pay at this time.
This is your signal to review and adjust your pricing strategy so your home remains competitive and receives the attention it deserves.
8. ARRANGING BUYER VIEWINGS
When buyers express interest in your property, viewings will be arranged to allow them to see your home in person; you need to be away from the property during these viewings.
This helps potential buyers feel relaxed and visualise themselves as the new owners, thereby forming a deeper connection with your property.
9. CONSIDERING A BUYER’S OFFER
When you receive an offer on your home, it means a buyer is serious and ready to move forward at a certain price.
This is a key moment in your selling journey. Take the time to go over the offer carefully.
Look beyond the price; check the terms, conditions, and settlement timeframes. Make sure it works for you before accepting, countering, or declining.
10. ACCEPT, COUNTER, REJECT
When an offer is presented, you will need to respond by accepting, countering, or rejecting it.
Accepting locks in the agreed-upon price and terms.
Countering proposes changes and initiates further negotiations. If countering, present revised terms clearly; open, respectful communication is key for a smooth sale.
Rejecting means the offer is unacceptable; in this case, respond promptly and professionally, explaining your reasoning for the decision.
11. YOUR LEGALITIES
When you finally accept an offer, you will engage your conveyancer or solicitor to facilitate the legal requirements to complete the sale.
If you are part of a Body Corporate, you will need to provide a Disclosure Statement from them.
Your solicitor will use PEXA to settle your property. Part of the process requires Verification of Identity. Also, anyone selling a property must complete an ATO Clearance Certificate.
12. BUYER’S DEPOSIT
The buyer’s deposit is a crucial step in the property purchase process; it will be held in the agency’s Trust account.
This is a tangible expression of the buyer’s commitment to purchase your property.
13. BUILDING AND PEST INSPECTIONS
Typically, a buyer will arrange for a building and pest inspection report to be completed, usually within 14 days of the contract date.
Additionally, they may have the contract subject to finance, which is generally applicable for 21 days from the contract date.
14. COMPLETING YOUR GOLD COAST PROPERTY SALE
Based on the outcome of the building and pest inspection report, as well as any finance being sought, the buyer will proceed with their offer or withdraw it.
At this point, the sale either falls through or becomes unconditional.
15. LOOKING FOR YOUR NEW PROPERTY
If the sale becomes unconditional, it is time to start looking for a new property. Remember, there is no need to rush.
It is essential that you take your time, as this needs to be a very considered purchase.
Your new home is of substantial value and can be costly if you change your mind. Something you may want to investigate is Short-Term Bridging Loans.
16. ALTERNATIVES YOU SHOULD CONSIDER
An alternative to seriously consider when deciding where to live between selling and buying is renting while you look for a new property.
Renting for a short period gives you breathing room; it allows you time to clear your head, make a confident, considered decision, and ultimately buy where you truly want to live, with no pressure or panic.
17. TIME FOR YOU TO MOVE
Leaving your home opens doors to a new chapter full of new beginnings. Embrace the excitement of a fresh start and cherish the memories you’ve made.
Every box you pack brings you one step closer to a new adventure full of possibilities that lie ahead.
18. YOUR SALE CONCLUDES
The culmination of the property sale is settlement; it marks the transfer of the property to the new buyer.
As the final chapter concludes, this marks a sense of achievement: your property has now SOLD.
19. YOUR FUTURE OPTIONS
If you have chosen to rent, you will continue to look for and eventually purchase a property, apartment, or perhaps even buy land and build; now there’s something to consider.
20. TIME TO UNWIND AND MAKE YOUR NEW HOME YOUR OWN
As you unpack and furnish your new home, embrace the gradual process of creating your haven.
Enjoy the transformation, one room at a time.
Relax in the tranquillity of your surroundings and immerse yourself in the gentle sounds of your new neighbourhood.
Explore the nearby parks and cafes; enjoy the unique charm of your new community.
Remember, settling in is a journey in itself; it’s not a race. Embrace the process of creating a home that reflects your unique style and personality.
Whether you’re downsizing, relocating or just ready to move on, I’ll guide you through every step of selling your Gold Coast home with confidence and ease.
Navigating the intricacies of selling your property can be complex, but it doesn’t have to be.
My 20-step guide provides a simplified general overview; as you would naturally expect, your steps may vary.
Author – Craig Douglas
Are you ready for a conversation about selling your Gold Coast home?
Let’s get you Selling
LET’S GET YOU SOLD
Craig Douglas 0418 189 963
Professional | Knowledgeable | Experienced
You can find me working at a Boutique Real Estate Agency
These are just some of the suburbs that I proudly sell homes in:
Sorrento
Please Note: The information contained in this document is for general information purposes only and does not constitute legal advice. The laws and regulations governing the sale of property in Queensland are complex and constantly changing. It is important to seek the advice of a qualified property lawyer or conveyancer before making any decisions about the sale of your property. This document does not take into account your individual circumstances and may not apply to your situation. By reading this document you agree that you have not relied on the information contained herein and that you will seek independent legal advice before taking any action.
This page was proudly created by Craig Douglas, your local independent Gold Coast real estate agent, working for a Boutique Real Estate Agency. Selling residential and commercial properties, from those that are awe-inspiring, through to a diamond-in-the-rough, otherwise known as a “renovator’s delight“.
I negotiate and sell on behalf of property owners who want to get the best possible price, with the least amount of hassle. Let’s talk about the process of selling your property over a coffee to get you started – 0418 189 963
