Selling a Southern Highlands property where a pool has been removed is generally a positive story, but like any property history, it’s a story that needs to be told well. Buyers in this market, particularly the Sydney weekender segment and the post-pandemic lifestyle migrant market, are sophisticated and often professionally advised. Understanding what they’ll ask, what they’ll want to see, and how to present the removal confidently will help your sale go smoothly.
Quick Answer (BLUF)
Southern Highlands buyers who discover a pool was removed want: confirmation it was done with council approval, evidence the backfill was properly compacted, an indication of what’s below (documentation rather than mystery), and a landscaped result that doesn’t look like something is being hidden. Having your CDC/DA, compliance certificate, compaction records and disposal documentation ready, and presenting the new garden space well, turns “there was a pool here” from a question into a positive.
The Buyer Mindset When They Discover a Pool Was Removed
A diligent buyer’s reaction to learning a pool was removed ranges from positive to neutral, rarely negative, if the removal was done properly and is documented. The negative reaction is reserved for:
- Signs the removal was done improperly (a visible rectangular depression, cracking surface)
- Absence of documentation (no approval, no certifier sign-off)
- Evasive or vague answers from the selling agent
- Any suggestion the removal was undisclosed or hidden
The positive buyer response comes from:
- A property that no longer has a maintenance burden (particularly weekender buyers)
- A clean, well-presented garden space where the pool was
- Clear, organised documentation provided promptly when asked
- An agent who explains the situation directly and confidently
What Buyers or Their Advisors Will Ask
Experienced buyers and their building inspectors or solicitors typically ask:
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“Was there a pool here?” A building inspector may identify a previous pool location from the rectangular pattern of different vegetation, evidence of past plumbing, a level area that doesn’t quite match the surrounding grade, or council records.
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“Was it removed properly?” This means: with council approval, by a licensed contractor, with proper backfill and certifier sign-off.
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“What’s in the ground?” They want to understand what fill material was used, how deep, and whether there are any concerns about settlement.
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“Can anything be built there?” Some buyers want to confirm they could build a shed, pergola or extension over the area if they wanted to. This requires compaction documentation and potentially an engineer’s assessment.
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“Is the Swimming Pools Register updated?” A solicitor reviewing a Section 10.7 certificate will check this. An out-of-date register entry creates questions.
The Documentation Package: What to Prepare
Before listing, prepare a clear documentation package for the pool removal. This should include:
1. The CDC or DA approval. The council/certifier approval document confirming the removal was approved under the appropriate legal pathway. Include the reference number and issue date.
2. The Compliance Certificate. Issued by your certifier after completion, confirming the work was done in accordance with the approval. This is the most important document.
3. Backfill compaction records. The density test results or DCP test results confirming the compaction standard achieved. These are specific, verifiable data.
4. Disposal dockets. Receipts from the licensed waste facility confirming the pool shell material was properly disposed of. Shows the removal was done to environmental standards.
5. Updated NSW Swimming Pools Register. A screenshot or confirmation from the register showing the pool is deregistered or removed.
6. Photos of the completed site. Before and after photos if available, particularly useful for showing buyers the condition of the pool before removal and the quality of the restoration.
Consider providing this as a folder (physical or digital) titled “Pool Removal Documentation” that is made available to buyer solicitors during the sale process. Being organised and transparent signals professionalism and eliminates buyer anxiety.
Presenting the Landscaped Space
The physical presentation of the former pool area matters as much as the documentation. Common mistakes:
Minimal preparation. A mounded, rough-surfaced area with dead grass and no landscaping investment signals neglect, not confidence. Buyers notice.
The obvious rectangle. Even with good documentation, a pool-shaped depression or rectangle of obviously-different ground cover is visually prominent at an inspection and focuses negative attention.
Unfilled pool equipment areas. Leaving the concrete equipment pad, disconnected pipes protruding from the ground or a bare sand patch where the pump was makes the removal feel incomplete.
Better approaches:
Lawn establishment. Even a simple, level lawn over the former pool area looks clean and intentional. In the Southern Highlands, cool-season grass seed sown in autumn establishes well within six to eight weeks.
Garden beds. If the budget allows, some structured garden beds around the perimeter of the former pool area, planted simply with low-maintenance perennials, turn “former pool area” into “nice garden space.”
Disclosed, not concealed. At the inspection, the agent should proactively note: “The pool was removed two years ago with full council approval, we have the documentation ready. Here’s what the space looks like now.” This is far better than waiting for the buyer to discover it and ask questions.
What Buyers of Different Price Points Want
Under $1.5M (Bowral/Mittagong residential): Primary concerns are compliance and value. A documented removal is positive. They don’t want to inherit a project. A clean lawn is sufficient presentation.
$1.5M-$2.5M (Highlands prestige, rural-residential): More detailed due diligence. Buyers will ask about building over the area, may want an engineer’s opinion, and expect the documentation to be complete. A considered landscaping response (beyond just lawn) is expected.
Over $2.5M (Bowral heritage, rural estate): Highly diligent buyers with professional advisors. Complete documentation is essential. The landscaping should be genuinely considered, not a rushed lawn seeding. At this level, investing in a proper garden design for the former pool area before sale is worthwhile.
Disclosure Obligations
NSW law requires disclosure of “material facts” that would influence a reasonable buyer’s decision. A previous pool (removed) is a relevant property history item. Your solicitor will advise on the specific disclosure obligations in the contract of sale.
Best practice: disclose proactively, have the documentation ready, and let the quality of the removal record speak for itself. Attempting to conceal a previous pool creates legal risk and, if discovered, damages trust with the buyer at a critical moment in the negotiation.
FAQs
Will a building inspector definitely find evidence of a previous pool?
An experienced building inspector doing a pre-purchase inspection will often identify signs of a previous pool: a rectangular area of different ground cover, exposed pipe stubs, a level area that seems constructed, or the absence of expected drainage patterns. Council records are also a source, the pool approval (and removal approval) will be in the council file. Assuming a buyer won’t find out is not a reliable strategy.
My pool was removed years ago before I knew about approval requirements. What do I do?
If the removal was done without approval (or if approval records are unavailable), seek legal advice from a property solicitor before listing. Options may include: retrospective certification where the fill meets current standards, proactive disclosure with a reduction in sale price to reflect the uncertainty, or commissioning an engineer’s report that independently confirms the fill quality. Each situation is different.
How do I update the NSW Swimming Pools Register for a removed pool?
Log in to swimmingpoolregister.nsw.gov.au with your property details. Find the registered pool and update its status to “removed” or “filled.” If you have difficulty, WSC’s customer service team can assist. This should be done immediately after completion of the removal, not left until the sale is imminent.
Should I invest in a formal garden designer before selling?
For properties over $1.5M where the former pool area is prominent in the backyard, yes, a designed response to the space (even a simple, elegant one) adds more value than it costs. For standard residential properties, a clean lawn and simple border plantings are sufficient.