What does this sell-to-buy calculator include?
It combines sale proceeds, selling costs, mortgage clearance, savings, buying costs, a rough mover deposit check, and a simple income-based mortgage check into one planning view.
Mover tool
Sell-to-Buy Calculator
Bridge the gap between selling your current home and buying the next one with one practical view of sale equity, buying costs, and the mortgage still needed.
One move, one model
See sale proceeds, buying costs, and next-home funding in one place.
Plain-English signal
Get a simple read on whether the move looks comfortable, tight, or stretched.
Better next steps
Spot whether the selling side or buying side is the bigger pressure point.
Sell-to-Buy Calculator
Estimate how much cash your sale could really release, what the next purchase might need, and whether the move looks comfortable, tight, or stretched on current assumptions.
Working assumption
This version assumes a typical home mover using a 10% minimum deposit and a rough 3.5x gross-income borrowing check. Treat it as a planning tool, not a mortgage approval.
Current home sale
Selling costs
Next purchase plan
Sell-to-buy signal
This move looks broadly workable on current assumptions
You appear to have enough cash for the minimum deposit plus buying costs, and the mortgage needed still sits inside the rough mover rule.
It still is not a mortgage approval or legal advice, but the headline numbers suggest you have some breathing room rather than running right on the edge.
- Cash released after sale
- €244,114
- Total cash available
- €269,114
- Estimated buying costs
- €11,800
- Deposit left after costs
- €257,314
- Mortgage needed
- €392,686
- Monthly repayment
- €1,920
- Headroom vs deposit + costs
- €192,314
- Headroom vs rough borrowing check
- €44,814
Sale price minus modeled selling costs and the mortgage you still need to clear.
Includes your sale proceeds plus savings already set aside for the move.
Stamp duty, legal costs, survey, valuation, and moving/setup budget.
This is the working deposit left for the next purchase after buying costs.
Rough mortgage size based on the target purchase and deposit remaining.
Based on your current interest-rate and term inputs for the next mortgage.
Compares your available cash with the minimum deposit plus buying costs needed to make this move work.
Uses a simple 3.5x gross-income mover assumption for a first-pass check only.
Quick read of the plan
- Minimum deposit needed at 10%: €65,000
- Deposit ratio after costs: 39.6%
- Rough max next-home budget on these inputs: €694,814
- Total selling costs modeled: €15,886
If the sale side feels too tight
Compare local estate agents next so you can pressure-test whether stronger sale execution could improve the move.
Compare estate agentsIf the buying side feels harder
Move into buyer-side help if the numbers are workable but finding, negotiating, or timing the next property still feels overwhelming.
Get buyer-side helpExplore further
Helpful next pages
These are the strongest follow-on pages after using this calculator.
Compare agents
Improve the selling side of the move
Pressure-test whether stronger local agents could improve the move budget.
Open pageBuying budget
Check the buying side in more detail
Cross-check deposit, mortgage, and upfront buying assumptions separately.
Open pageStep-by-step guide
Read the move-home guide next
Follow the full selling-to-buy process in plain English, from pricing to chain risk.
Open pageFAQ
Does it include my current mortgage balance?
Yes. You can enter the mortgage still owed on your current home so the tool can estimate what cash might actually be released after the sale completes.
Is the borrowing result a mortgage approval?
No. It is only a first-pass planning check based on a simple mover-style income multiple. Lenders also assess credit profile, outgoings, employment, age, and their own underwriting rules.
Can I include savings outside the sale?
Yes. The calculator includes a separate cash savings field so you can combine sale proceeds with money you already have set aside for the move.
What if I am not a typical mover?
Use this as a planning estimate only. If your next purchase follows first-time buyer rules or includes scheme support, cross-check with the buying budget and scheme calculators as well.