Many families buy their home when the children are small and choose it by the number of rooms. Twenty years later the children live on their own, and the big home means higher bills, more cleaning and — often — stairs that get harder with the years. Moving to a smaller home can free up capital and time. But it is also an emotional decision that should not be rushed.
The signs that it is time to think about it usually come several at once:
When it is not a good idea: if the next home is so small there is no room for visiting children and grandchildren and that is exactly what matters to you; if the price difference is eaten up by transaction costs; or if the move would cut you off from the neighbourhood and the people who are your everyday support.
Think about the next 15–20 years, not just today:
How to make smart use of a smaller space is covered in our guide Small spaces.
There are three basic sequences — sell first, buy first, or both deals on the same day. When swapping a large home for a smaller one, it is usually calmest to sell first or synchronise both deals, because the sale proceeds cover the purchase and no loan is needed. If you have found a home before selling, negotiate a longer period until the final contract, or a condition linked to your sale.
How to link the two deals, which clauses to include and how to avoid being left without a home is covered in our guide Selling to buy.
If the home was acquired during the marriage, the sale needs the consent and signatures of both spouses. If one of the owners has died, the inheritance and documents must be sorted out first — this takes time, so start early.
The good news is that most families selling their long-time home owe no tax:
If one of the conditions is not met — for example, you sell both a holiday cottage and a flat in the same year — the calculation can differ. Details in our guide Tax when selling property.
When buying, budget for the local acquisition tax (set by the municipality), the notary fee and the registration fee, plus commission if you use an agency. You can estimate the total for a specific price with our notary calculator.
Remember the annual costs too: if the new home is your main residence, property tax is charged with a 50% reduction — provided you have declared it as your main residence.
The practical side is often harder than the deal.
If you are thinking about a move, call us or come into the office. We will give you a realistic valuation of your current home, show you suitable smaller options and line up both deals so the move goes smoothly.
This information is general and does not replace individual legal or tax advice. Verified as of October 2026.
