Thinking of putting your property on the market and wanting settlement before Christmas? It's a tight deadline, but it's possible! To make it happen smoothly, you’ll need to move quickly, be organised, and anticipate some bottlenecks.
Here’s your action plan.
1. Get Your Ducks in a Row – As Soon as Possible
- Hire a conveyancer / settlement agent now
They’ll guide you through the legal and administrative steps, check your contract, coordinate documents, communicate with the buyer’s side, and manage settlement. In WA, settlement agents (or solicitors) play a key role in facilitating the title transfer, rate adjustments, and lodging documents.
- Organise required documents early
Create a “settlement pack” with your:
- Certificate of Title
- Council rates and utility statements
- Any compliance certificates (smoke alarms, electrical, pool safety, etc.)
- Strata / survey / bylaw info if applicable
- Identification (for ID verification checks
- Review and clarify contract details
Before you agree to terms, check the “Offer & Acceptance” and “General Conditions” — understand special conditions, inclusions/exclusions, and settlement date obligations.
If you have unapproved structures, defects, or renovations not approved by council, make sure these are disclosed. Non-disclosure can lead to legal claims.
2. Present the Property for Fast Buyer Appeal
- Fix the basics & boost curb appeal
Patch up cracks, paint trim, repair locks, fix broken tiles or door handles. A clean, tidy, well-maintained home helps speed up interest and inspections.
- Declutter, depersonalise, stage
Let buyers envision themselves in the space. Remove excess furniture, personal photos, and odd bits. A few simple touches (fresh linen, greenery) go a long way.
- Get professional photography and promos ready
Quality images, good lighting, floor plans, and virtual tours can help generate interest fast. You don’t want to wait weeks for a photographer to book in.
- Open homes & inspections — be responsive
When interest comes, act fast. Buyers aiming to settle before Christmas will often move quickly. Don’t drag your feet on inspection requests or negotiations – take your agents advice and be ready to sign documents.
3. Set a Smart Strategy for Pricing & Terms
- Price competitively, lean conservative
Overpricing is the enemy of speed. Follow your agents lead and understand U recent sales in your suburb - adjust for condition and features, and allow some margin for negotiation.
- Offer flexible settlement windows
Buyers who want to “lock in” before year end will favour properties where you can accommodate shorter or negotiable settlement periods.
- Choose the right agent
Pick someone who’ll stay committed over the holiday season, keep communication tight, and has experience seeing deals through to year’s end
4. Minimise Risks & Plan for Delays
- Allow buffer & monitor deadlines
Even the best preps sometimes run into bank, lender or council delays. Aim for settlement a few days before Christmas to give you breathing room noting the Christmas closures that affect of businesses in Australia.
- Expect final inspection
The buyer is likely to conduct a pre-settlement inspection (usually within a few business days before settlement) to ensure nothing has changed or been damaged.
Be ready to rectify agreed repairs or address concerns quickly to avoid delaying settlement.
- Keep utilities and services active
Don’t shut off water, power, internet, etc. until after settlement — buyers or inspectors may test them.
- Handle keys, access, and security devices
Prepare to hand over keys, remotes, alarm or smart home devices, gate codes or any access gear. Reset or unlink devices from your personal accounts before settlement.
- Understand rate / tax adjustments & late settlement penalties
In WA, you’ll typically pay rates, taxes, and outgoings up to the settlement day; the buyer pays from the next day forward.
If settlement is delayed (by buyer or seller) beyond the agreed date by more than three business days, there may be penalty interest charges.
- Check for foreign seller / ATO withholding rules
If you are a foreign resident or selling a property above the threshold, the buyer may need to withhold a portion of the sale price unless you secure a clearance certificate ahead of time.
5. Timeline Suggestions & Milestones
Here’s a rough timeline to help you stay on track:
| Weeks Before Christmas |
Key Tasks |
| 12–10 weeks |
Engage local agent + conveyancer, gather documents, plan presentation & repairs |
| 8–6 weeks |
Professional photos, marketing launch, inspections, negotiate offers |
| 5–4 weeks |
Sign contract (Offer & Acceptance), satisfy conditions, prepare for finance |
| 3–2 weeks |
Final inspection, rectify issues, lock in settlement date, coordinate with buyer’s side |
| 1 week |
Confirm funds, utilities, final checks, prepare keys & handover |
| Settlement Day |
Funds exchange, title transfer, key handover |