Downsizing your home | What to expect - NAB

Downsizing at a glance

  • Downsizing your home can reduce the size of your mortgage and ongoing running costs in some situations, but buying and selling costs can add up.
  • Your equity and loan to value ratio (LVR) can affect your next loan options and costs, including whether lenders mortgage insurance (LMI) applies.
  • If you’re 55 or older, there are government rules that may allow eligible people to contribute some proceeds from selling their home into super (a downsizer contribution).
  • Downsizing isn’t the only path; there are alternatives worth understanding before you decide to move.

What downsizing means when buying your next home?

Downsizing is when you sell your current home and buy a smaller one.  For some people, it’s about reducing costs or choosing a home that’s easier to maintain; for others it’s about lifestyle changes like being closer to family, transport, or services. Because property prices have risen over time, selling a larger home may free up money to help fund the next purchase, though what you keep depends on costs and your choices.

Who typically thinks about downsizing a house?

Downsizing your home can come up at different life stages, including:

  • Households with changing space needs (for example, fewer bedrooms required).
  • People downsizing for retirement with a home that better suits their lifestyle now.
  • Homeowners who want lower upkeep or a different type of property (such as a low maintenance townhouse, apartment or single-level home).
  • Buyers thinking about how equity and borrowing power affect their next move.

Pros and cons of downsizing

Downsizing can make your next move easier, but it also comes with trade-offs. Understanding both sides helps you decide if it’s the right step for your situation.

Pros

  • You may be able to reduce your mortgage if you borrow less for the next property, which could lower repayments.
  • A smaller home may have lower running costs (utilities, rates and general upkeep), depending on the property type and location.
  • You can choose a home that suits your current lifestyle.

Cons

  • Selling and buying can involve fees, which can reduce the money you keep.
  • Your interest rate and repayments may change even if the new loan is smaller (for example, if you’re coming off a past fixed rate).
  • Downsizing can be an emotional decision; leaving a long-term family home or adjusting to a smaller space may take time.

How downsizing affects loans, equity and borrowing power

Equity and LVR (loan to value ratio)

Your home equity can influence your next loan options because it affects your LVR, the percentage of the purchase price you need to borrow.  A lower LVR may improve access to competitive rates and may reduce upfront costs such as LMI, depending on your situation.

Borrowing power

Your borrowing power may change after downsizing, even if your income stays the same, because lenders reassess expenses, debts and your overall position when you apply for a new loan. Using a borrowing power calculator can help you estimate what you may be able to afford before you commit to a purchase.

Loan features

Downsizing gives you the chance to review which loan features suit your next life stage. Options like offset accounts, extra repayments or redraw facilities can help manage cash flow and provide flexibility. Choosing a loan structure that matches how you plan to live and spend can help you get more value from your new home loan.

Downsizing your home to boost super

Some government policies are designed to support older Australians who are downsizing. The downsizer super contribution, allows eligible people aged 55 and over to contribute money from the sale of their main residence into superannuation. This can help boost retirement savings, but eligibility rules, contribution limits and timing requirements apply. Because government rules can change, it’s important to check current settings and understand the implications before finalising your downsizing plans. Speaking with a financial adviser can help you decide whether this option suits your long-term plans.

Alternatives to downsizing

Downsizing isn’t the only way to change your housing or financial position. Depending on your goals, alternatives can include:

Staying put and reviewing how your loan works

Some people explore ways to manage cash flow without moving by understanding how different loan features work and what flexibility may be available.

Renovating or reconfiguring your existing home

If your main motivation is lifestyle (layout, accessibility, reducing upkeep in certain areas), changing your current home through renovations may be another pathway to consider.

Waiting for clarity

For many people the best first step is simply getting clear on numbers, timeframes and options, before deciding whether to sell, buy or pause.

Practical checklist before you downsize your home

Use this as a planning guide.

1. Estimate your net sale proceeds

Consider what your home may sell for, what you still owe, and the costs of selling and buying.

2. Account for hidden and overlooked costs

Include items like stamp duty, strata fees, legal fees, building checks, removalists and loan setup fees.

3. Review local market timing and available stock

Look at what’s available in your preferred area and how this might affect your timeline.

4. Check your borrowing position early

A borrowing power estimate (and a conversation with a lender) can help you narrow your property search.

5. Consider broader implications (super, tax, longer term plans)

Downsizing and using proceeds (including potential super contributions) can be significant decisions. Check rules, compare loan options and rates and get independent support if needed.

Speak to a home loan expert

Book an appointment to speak with one of our experts via phone, video or face-to-face.

Talk to an expert

Explore other home and property guides

Discover how much it costs to sell a house

Costs you may face when selling your house, and buying a new home.

Understanding bank valuations on your property

A bank valuation helps determine how much we can lend you. Learn more.

Bridging loans: How to buy first before selling

Explore the pros and cons and decide if a bridging loan is right for you.

Related products and services

Home loans

Home loans for every need with tools, calculators and guides to help you choose.

Borrowing calculator

Get an estimate of how much you can afford to borrow for your home.

Repayments calculator

Select your loan amount and other features to estimate your loan repayments.

Contact us for home loan related queries

This is how you can get in touch.

Start a conversation with a banker

  1. Log into either NAB Internet Banking or the NAB app.
  2. Tap on the message icon.
  3. Type ‘speak to a person’ in the conversation window.

Call us

Speak to a home loan expert about a new or existing home loan.

Monday to Friday, 8:00am to 7:00pm (AEST/AEDT)
Saturday to Sunday, 9:00am to 6:00pm (AEST/AEDT)

13 78 79

Book an appointment

Make an appointment to see us at your nearest branch, ask a mobile banker to come to you or ask us to call you back.

Talk to an expert

Terms and Conditions

The information contained in this article is intended to be of a general nature only. It has been prepared without taking into account any person’s objectives, financial situation or needs. Before acting on this information, NAB recommends that you consider whether it is appropriate for your circumstances. NAB recommends that you seek independent legal, financial and taxation advice before acting on any information in this article.

Target Market Determinations for these products are available at nab.com.au/TMD.