Should I sell first or buy first in Cromwell? 
In short: there’s no one-size-fits-all answer.

The right approach depends on:
-Your financial position
-Your tolerance for risk
-How competitive the market is in your price range
 
Why this decision is difficult. Most people don’t want to:
-Sell and have nowhere to go or
-Buy and end up owning two properties.
So timing becomes the biggest challenge.

For many people, this decision creates more stress than the sale itself. 
Selling first
Selling first gives clarity.
You know:
-Your sale price
-Your equity position
-Your budget moving forward
This reduces financial risk and emotional pressure.
But it can also leave you:
-Feeling rushed to buy
-Worried about missing opportunities
-Concerned about where you’ll live in the meantime.
Buying first
Buying first creates certainty around the next move.
You secure the property you want before someone else does.
But it introduces risk. You may:
-Need bridging finance
-Feel pressure to sell quickly
-Accept a weaker result on your existing property 

What matters most
A big part of this decision comes down to how “generic” the properties are.
What I mean by that is:
Are there lots of similar homes to choose from?
Or is the property quite personal, unique, or hard to replace?
If the property you want to buy is fairly generic and there will likely be other options, selling first often makes sense.

But if the property you want is unusual, tightly held, or difficult to replace, there can be a stronger argument for securing it first.
The same applies to the property you’re selling.
If your property appeals to a broad buyer pool, you may feel more comfortable buying first.
If it’s highly personal or appeals to a narrower group of buyers, selling first may create more control and less pressure.

Market conditions matter
In a fast-moving market:
-Buying first can feel safer
-Sellers often have more confidence
In a more cautious market:
-Selling first usually reduces pressure
-Buyers tend to make better decisions with clarity
 
There are ways to structure deals around the problem.
In some situations, timing can be managed through:
-Extended settlements
-Extended due diligence periods
-Conditional on selling offers
The right structure can reduce pressure for both buyer and seller. 
The mistake many people make is trying to perfectly time both transactions. In reality, there is almost always some compromise somewhere:
-Timing
-Price
-Risk
-Convenience
The goal should not be perfection. It’s creating a position where you can make good decisions without putting yourself under unnecessary pressure, or making yourself feel uncomfortable.

 The bottom line
The best strategy is the one that gives you clarity and flexibility without exposing you to unnecessary risk, and that looks different for every seller.

 
Summary
Structuring the timing of buying and selling properly is often just as important as negotiating the price.
Understanding the risks early usually leads to better decisions later.