When it comes to real estate, the question of whether to remove a pool before selling is rarely black-and-white. It depends on the property, the price point, the buyer profile and, critically, the condition and type of the pool. In the Southern Highlands, those factors combine in a way that’s quite different from coastal Sydney, and local agents have a specific view of how buyers in this market respond to pools and their removal.
This guide synthesises what experienced Highlands agents consistently say about pools, not as a definitive answer, but as market intelligence that should inform your decision.
Quick Answer (BLUF)
For most Southern Highlands properties, an old, unmaintained or deteriorating pool is a liability that reduces buyer interest and negotiating leverage. Buyers in this market, particularly Sydney weekender buyers, are often seeking low-maintenance lifestyle properties, not a project. A well-landscaped garden where a pool once sat is consistently received more positively than an eyesore pool that buyers will mentally price as their problem to fix. The exception is the high-end Bowral market, where a well-presented pool on a premium property remains a genuine selling feature.
The Southern Highlands Buyer Profile
Understanding why agents give the advice they do requires understanding who buys in this market. The Southern Highlands attracts:
Sydney weekender buyers. Looking for a low-maintenance retreat. Don’t want to arrive on Friday night to chemical testing and pool cleaning duties. Often prefer a garden they can ignore for two weeks.
Retirees and downsizers. A growing segment, particularly in Bowral and Moss Vale. Pool maintenance is often a reason these buyers actively avoid properties with pools.
Lifestyle migrants (post-pandemic). Buyers who’ve relocated from Sydney permanently and are prioritising garden space, sustainability and outdoor entertaining over resort-style amenity.
Rural-residential buyers. On larger blocks in Robertson, Burrawang, Bundanoon and Exeter. These buyers are typically focused on the land, the views and the property’s versatility, a pool is rarely a priority.
The only segment where a pool is reliably a positive is at the premium end: buyers purchasing $2.5M+ Bowral heritage homes or rural estates where a well-presented pool is part of a total lifestyle package.
What Agents Actually Say
The consistent feedback from agents who operate across Bowral, Moss Vale, Mittagong and the broader Wingecarribee market includes several recurring themes:
“An old pool loses more sales than it wins.” Buyers who don’t want a pool will walk away from a property that has one in poor condition, even if everything else is right. Buyers who do want a pool will demand a significant price reduction if the existing pool needs work. In contrast, a property without a pool but with good garden space attracts both buyer types.
“Green water is the kiss of death at open homes.” Nothing signals deferred maintenance and ongoing costs more vividly than a green or algae-ridden pool at an inspection. It puts buyers immediately on guard and colours their perception of how the rest of the property has been maintained.
“Buyers do the maths instantly.” Experienced buyers in the $1M-$2M Highlands market have typically inspected dozens of properties. They know that a pool in poor condition costs $15,000-$30,000+ to remove, and they’ll discount their offer accordingly, usually more than the actual remediation cost because of the uncertainty and hassle factor.
“A garden where a pool was is almost always better than the pool itself.” Agents consistently report that properties with recently landscaped areas where pools once were present well at inspection and don’t require buyers to apply a mental discount. A flat, usable lawn area or a well-planted garden bed creates positive impressions; a tired concrete pool creates negative ones.
“The exception is when the pool is actually good.” A well-maintained, recently re-rendered concrete pool or a clean fibreglass pool in a premium Bowral home is different. If the pool genuinely adds to the lifestyle proposition and is in excellent condition, keeping it is defensible. The threshold is honest: if you wouldn’t invite someone for a swim today, it’s not a positive.
The Price Bracket Question
Agents draw a fairly consistent line around the $1.5M-$2M price point for Bowral and surrounds:
Under $1.5M: A pool in average or poor condition is more often a liability than an asset. Buyers at this price point are often younger families or weekender buyers without deep pockets to immediately renovate a pool. They view a pool as a cost and safety obligation.
$1.5M-$2.5M: Mixed. A well-maintained pool can still be a positive, but an old or deteriorating pool in this range is still a significant negative. Buyers have more budget for other things and will discount heavily for pool remediation.
Over $2.5M: A pool is typically expected at this price point in Bowral’s heritage or prestige market. A good pool adds value. But even here, a pool in poor condition is a problem, buyers will simply note it as a renovation item and adjust their offer.
The Partial Fill-In Question
One option agents are sometimes asked about is partial fill-in, filling the pool with rubble and capping it rather than full excavation and removal. Agents are generally not enthusiastic about this approach from a resale perspective:
The filled pool remains visible (as a flat rectangle of ground), remains on council records as a pool, and may still trigger pool fencing and compliance requirements depending on how it’s classified. Buyers who find out a pool has been partially filled (rather than fully removed) may feel misled if the situation wasn’t clearly disclosed, and will worry about settlement and structural issues. See our partial fill-in vs full removal guide for the technical differences.
FAQs
Should I remove the pool before listing my property for sale?
If the pool is in poor condition, yes, removal and basic landscaping before listing is usually worth doing. The cost ($10,000-$20,000) is typically recovered in buyer interest, reduced discounting and a faster sale. If the pool is in genuinely good condition, it’s worth discussing with your agent whether the pool should be presented as a feature or marketed to pool-positive buyers.
How much will a poor-condition pool reduce my sale price?
In agents’ experience, buyers typically mentally discount a pool that needs significant work by $20,000-$40,000 or more, often exceeding the actual remediation cost, because of the uncertainty factor. If your pool would cost $15,000 to remove, expect buyers to discount by $20,000-$25,000 just for the hassle. Pool removal before sale often pencils out.
Will buyers ask about the pool even after it’s been removed?
Yes. The smart way to handle this is transparent disclosure: “the pool was professionally removed and filled, council-approved, with proper compaction.” This is a positive story. Have the CDC or DA documentation available. Buyers may still ask about the compaction quality and future subdivision potential, our engineer’s report guide explains what documentation to provide.
Is this market consistent across all Highlands towns?
Broadly yes, with some variation. Bundanoon, Exeter and Robertson properties tend to attract more rurally-oriented buyers for whom a pool was never a priority anyway, removal in these markets is usually seen as neutral to positive. The Bowral premium market is where the nuance is greatest.