Buying Advice
What is a Buyers Agent?
A buyers agent works exclusively for you, the buyer. Here's what they actually do, what it costs, and when it makes sense to use one.
A buyers agent (sometimes called a buyers advocate) is a licensed real estate professional who works exclusively for the buyer. Not the seller. Not the developer. You.
A real estate agent is hired by the vendor to get the highest possible price. A buyers agent is hired by you to find the right property and get it at the best possible price and terms. That's the core difference.
What Does a Buyers Agent Actually Do?
For a full-service engagement, a buyers agent typically handles the whole process from start to settlement:
Suburb and area identification. Based on your goals, budget, and lifestyle, they help narrow down where you should be looking. This is especially useful if you're buying interstate or in an area you don't know well.
Property search. They search for properties that match your brief, including off-market opportunities that never appear on realestate.com.au or Domain. The best deals often go this way.
Shortlisting and inspections. They inspect properties on your behalf, sending through detailed notes, photos, and videos. You only see properties that actually fit your criteria.
Due diligence. Beyond how the property looks, they dig into zoning, comparable sales, potential issues, rental estimates if it's an investment, and anything else that could affect your decision.
Negotiation. When it's time to make an offer or bid at auction, they negotiate on your behalf. They know how to play it without showing your hand.
Settlement coordination. After the deal is done, they help coordinate building and pest inspections, liaise with your conveyancer and broker, and keep things moving through to handover.
Other Services They Offer
Not all buyers agents offer a full-service package. Some also offer:
- Auction only: You've found the property, you just need someone to bid for you
- Negotiation only: You've found the property, you just want help securing the best price
- Development sourcing: Finding properties with subdivision or development potential
- Property strategy: Mapping out a longer-term investment or purchasing plan
- Vendors advocacy: Helping sellers choose the right selling agent (separate from buyers advocacy, but some agents offer both)
These partial services are generally cheaper than full-service engagements.
Do They Need to Be Licensed?
Yes. In Australia, a buyers agent must hold a real estate licence. Check this before you engage anyone. Here's where to verify by state:
- NSW — NSW Fair Trading
- VIC — Consumer Affairs Victoria
- QLD — Office of Fair Trading Queensland
- SA — Consumer and Business Services SA
- WA — Department of Mines, Industry Regulation and Safety
- TAS — Property Agents Board Tasmania
- NT — Licensing NT
- ACT — Access Canberra
Professional memberships like REBAA, PIPA, API, or REIA are a positive sign but not mandatory.
When a Buyers Agent Makes Sense
- You're a first home buyer and the process feels overwhelming
- You're an investor looking for high-performing properties or off-market deals
- You're time-poor and can't commit to the search properly
- You're buying interstate or from overseas
- You've been searching for months and keep missing out
- You get emotional at auction and want someone objective bidding for you
- You're buying in a competitive market where things move fast
When You Probably Don't Need One
- You've bought property before and know the market well
- You have time to do your own research and inspections
- You're buying in a regional or slow market with less competition
- Every dollar counts and the fee would stretch your budget too far
- You're buying off-the-plan at a fixed price with no negotiation room
What Does It Cost?
Most buyers agents charge either a flat fee or a percentage of the purchase price.
Percentage fee: Typically 1.5% to 3% plus GST. On a $1 million property at 2%, that's $20,000.
Flat fee: Usually $7,000 to $25,000 for full-service engagements. Some agents use tiered flat fees based on your budget range.
Most agents also require an upfront retainer to get started, which is deducted from the final fee on purchase.
One thing worth knowing about percentage fees: some buyers raise the concern that a higher purchase price means a higher fee for the agent. It's a fair question to ask any agent you're considering.
Read our full guide on buyers agent fees
Common Myths
"Buyers agents are only for wealthy buyers." Not true. There are agents and service levels across all budgets, from full-service sourcing down to auction bidding only.
"It's always cheaper to negotiate yourself." Sometimes. But an experienced agent often saves more than their fee through better negotiating, smarter timing, or access to properties with less competition.
"All buyers agents offer the same service." They don't. Some specialise in investment properties, others in prestige homes or first home buyers. Some offer full service, others just negotiation. Check what you're actually getting.
"They automatically have your best interests at heart." They're legally required to act in your interests, but do your homework. Confirm they have no hidden ties to developers or selling agents. Ask directly.
A Final Word
A buyers agent isn't right for every buyer or every purchase. But in the right circumstances, a good one more than earns their fee.
The key word is good. Quality varies a lot. Read reviews, ask the right questions, and take your time choosing.
How to choose a buyers agent — Find a buyers agent in your area