Whether to remove a pool before selling a Southern Highlands property is one of the questions we get most frequently. The answer depends significantly on your property type, price point, the pool’s condition, and where in the Highlands you are. There is no single answer, but there are clear patterns in the market.
Quick Answer (BLUF)
For most mid-range Southern Highlands properties ($700K, $1.5M) with an aging or poorly positioned pool, removing the pool before sale is neutral to slightly positive for sale price and significantly positive for buyer pool size (more buyers will consider the property). For prestige properties ($2M+) in Bowral and Burradoo, a well-maintained pool remains a value contributor. For properties in Bundanoon, Moss Vale, and rural Highlands locations, pools are generally viewed as maintenance liabilities by a majority of buyers, and removal before sale typically produces a better outcome.
The Southern Highlands Buyer Profile
Understanding who buys Southern Highlands property helps frame the pool decision:
Sea-changers from Sydney (dominant buying cohort since 2018): Many are 40-60 years old, often empty nesters or near-empty nesters. They’ve typically left Sydney for lifestyle reasons, not necessarily because they want to maintain a pool. They often want low-maintenance outdoor spaces, native gardens, productive vegetable gardens, outdoor entertaining areas. An aging, high-maintenance pool is typically not on their wishlist.
Young families with children: Present in the market, particularly in Bowral and Mittagong. This cohort values a pool in theory, but only a well-maintained, compliant, modern pool. An aging pebblecrete pool with outdated equipment and a fencing compliance question is not what they’re looking for.
Investors (Airbnb, rental): Active in the Bundanoon and rural market. As discussed in the pool removal Airbnb guide, the calculus for investors is increasingly tilting away from pools due to liability and maintenance overhead.
Prestige buyers (high-net-worth sea changers): At the Burradoo, Retford Road, and high-end Bowral market level, a pool is expected as a lifestyle feature. These buyers want it done well.
Price Point Matters More Than Almost Anything
The pool vs no pool decision in the Southern Highlands is deeply price-point dependent:
| Price Range | Pool Value Impact | Recommendation |
|---|---|---|
| Under $600K (entry/mid) | Negative if aging; neutral if modern | Remove aging pools |
| $600K, $1.2M (mid-market) | Neutral to slightly negative | Remove if aging or poorly maintained |
| $1.2M, $2M (upper-mid/lifestyle) | Neutral, depends heavily on pool quality | Remove if aging; retain if modern and maintained |
| $2M+ (prestige) | Positive if pool is well-maintained | Generally retain and present well |
The reason aging pools become more of a liability at lower price points is simple: buyers in the mid-market can’t absorb the cost of pool renovation or repair after purchase. They’re already stretching to buy the property. They will discount for a pool that needs work, and many will exclude the property entirely rather than take on the unknown liability.
What Real Estate Agents Say
Southern Highlands agents frequently report the following buyer responses to aging pools:
“They ask about the maintenance cost immediately.” The first question buyers ask about a pool is typically “how much does it cost to run?” This tells you that cost is front of mind, they’re thinking about the ongoing financial burden.
“They want to see the compliance certificate.” Sophisticated buyers know NSW requires pool fencing compliance certification for property sales. If you don’t have one, they factor the cost and hassle of obtaining one into their offer.
“Some buyers offer less because of the pool.” It’s not uncommon for buyers to make explicit discounting requests (“we’ll offer $X but the pool is going to cost us to fix, so we’re discounting by $Y”). This is particularly common for visibly aging pools.
“The best outcome we see is a modern, heated pool on a lifestyle property.” A solar- or heat-pump-heated pool, recently renovated, on a property where it’s a logical feature, still adds value. The delta between a good pool and a bad pool is what agents actually see.
See the dedicated guide on what real estate agents say about pool removal in the Southern Highlands for more detailed agent perspectives.
The NSW Pool Compliance Certificate for Sale
When selling a residential property in NSW, the vendor must either:
- Provide a valid swimming pool compliance certificate (for pools that are being disclosed and retained), or
- Note in the contract of sale that the pool does not have a compliance certificate (in which case the purchaser must obtain one within 90 days of settlement)
The second option (disclosure without a certificate) passes the compliance obligation (and its cost) to the buyer, who will factor this into their offer. For an aging pool that may not meet current fencing standards (AS 1926.1-2012), this is a meaningful issue.
Obtaining a pool compliance certificate before sale costs $200 to $400 for the inspection, plus any rectification costs if the fence fails (which is common for older pools). Alternatively, removing the pool eliminates this issue entirely.
Renovation vs Removal for Sale
If you’re preparing a property for sale and the pool is aging, you have three options:
Option 1: Renovate and sell with pool Cost: $20,000 to $45,000 for a full renovation Likely sale price uplift: $10,000 to $30,000 (at best) Net financial outcome: Typically a loss unless the property is in the prestige market
Option 2: Remove and sell without pool Cost: $15,000 to $30,000 for full removal Likely sale price effect: Neutral to slightly positive in mid-market; potentially slightly negative in prestige Net financial outcome: Better than renovation in most mid-market scenarios
Option 3: Disclose and sell as-is (with pool) Cost: $200 to $400 for compliance certificate (if passing) or nil (with disclosure) Likely sale price effect: Buyer discounts for aging pool, often $10,000 to $30,000 Net financial outcome: Variable, often ends up similar to removal cost but with more uncertainty
The renovating vs removing a pool guide covers this comparison in more detail.
Timing Removal Relative to Sale
If you decide to remove the pool before selling, timing matters:
- Pool removal to compliance sign-off takes approximately 6-10 weeks (approval + works + sign-off)
- Allow at least 4 weeks after backfill for the site to settle before landscaping or photography
- Final marketing should show the transformed outdoor space, not the freshly disturbed site
- Ideal timeline: begin the removal process 3-4 months before your intended listing date
A well-landscaped former pool area, even just healthy lawn, photographs better than a mediocre pool and presents a cleaner property to the market.
The Partial Fill-In Option for Sale
If full removal is not in the budget, a partial fill-in (punching holes in the shell and filling with rubble) achieves most of the sale benefits at lower cost:
- The pool is eliminated as a safety and compliance concern
- The site is deregistered from the NSW Pools Register
- Buyers don’t have a compliance certificate requirement on settlement
Cost: $8,000 to $14,000 for a concrete pool partial fill-in. The limitation is that future buyers can’t easily build over the site. See partial vs full pool removal.
Frequently Asked Questions
Will buyers know if the pool was filled in rather than fully removed? Yes, in most cases. A thorough buyer (or their building inspector) will identify a filled-in pool based on the settling of the backfill, changes in soil colour, and the absence of any pool structure visible from above. This is not necessarily a problem, a partial fill-in correctly done and properly disclosed is acceptable. Just don’t try to conceal it.
Do I have to disclose that I’ve removed or filled in a pool when selling? The pool removal itself doesn’t require specific disclosure. However, material facts about the site, including a filled-in excavation, should be disclosed to buyers. The CDC approval and compliance certificate are part of the property’s building records.
How quickly can I sell after pool removal? There’s no minimum waiting period. Once the compliance certificate is issued and the site is landscaped, the property can be listed. The site should look settled and finished, not freshly disturbed, for best presentation, typically 4-6 weeks after backfill.
Should I tell the selling agent about the pool removal? Yes, absolutely. Your agent needs to know the property’s history, including the pool removal, and should be able to present this positively to buyers (e.g., “the previous pool has been professionally removed with council sign-off, leaving a beautiful private garden”).
What if a buyer specifically wants a pool property? Some buyers in the Southern Highlands specifically search for pool properties. If you’ve removed the pool, those buyers won’t select your property in their search filters. This is a real buyer pool narrowing, it’s why the decision isn’t always automatic. However, the number of buyers actively seeking a pool is generally smaller than the number who are neutral or prefer no pool in the mid-market segment.
Thinking about removing your pool before a sale? Talk to Southern Highlands Pool Removals for a free quote and a frank discussion about your specific situation.