Most people buy only a handful of properties in their lifetime. The selling agent, on the other hand, negotiates deals every week, and their job is to get the best result for the seller. A buyers agent exists to balance that out. This guide explains in plain English what a buyers agent actually does, how they are paid, and how to decide whether using one makes sense for you.
1. They work for you, not the seller
The agent whose name is on the sign or the listing is engaged and paid by the vendor. They can be helpful and honest, but their legal duty is to their client, the seller. A buyers agent is engaged and paid by the buyer, so their advice, research and negotiation are focused on your interests: buying the right property at the right price.
In NSW, buyers agents must be licensed under the same property laws that apply to selling agents. Before engaging anyone, check their licence on the NSW Government’s public licence register and ask for a written agency agreement that sets out the services and fees.
2. Setting a clear brief before the search starts
A good buyers agent starts with questions, not listings. What is the property for: a first home, a long-term investment, a purchase through your self-managed super fund, or a commercial asset? What is your realistic budget once stamp duty, legal costs and lender requirements are factored in? What matters most: location, land size, rental return, school zones, or future growth potential?
The answers become a written brief. It keeps the search focused and stops you being swayed by a well-staged open home that does not actually fit your goals.
3. Finding and shortlisting properties
Buyers agents search the major listing portals, but they also spend time building relationships with selling agents. That can mean hearing about properties before they are widely advertised, or that are offered quietly to qualified buyers. Off-market opportunities are not guaranteed, and they are not automatically good value, so each one still needs the same scrutiny as any listed property.
Just as importantly, a buyers agent filters out unsuitable properties, saving you weekends of inspections that go nowhere.
4. Research and due diligence
Before recommending a property, a buyers agent looks closely at comparable sales, the street and immediate surroundings, zoning and planning controls, flood and bushfire mapping, infrastructure plans and, for investors, rental demand and likely yield. For units and townhouses that also means reviewing the strata report.
They will usually coordinate building and pest inspections and work alongside your conveyancer or solicitor, who reviews the contract. A buyers agent does not replace legal or financial advice, but they help make sure the right checks happen at the right time.
5. Negotiation and bidding at auction
Negotiation is where many buyers feel most exposed. A buyers agent uses comparable sales evidence to form a view on value, sets a walk-away price with you in advance, and negotiates without the emotional attachment that can push buyers to overpay.
At auction, they can bid on your behalf with a clear strategy and a firm limit. Having a professional handle the bidding can take a lot of pressure off on the day.
6. Managing the process through to settlement
Once terms are agreed, a buyers agent helps keep the moving parts on track: exchange, deposit, finance approval, inspections and the final pre-settlement inspection. They communicate with the selling agent, your broker and your conveyancer so deadlines are not missed.
What does a buyers agent cost?
Fee structures vary between agencies. Common models are a fixed fee, a percentage of the purchase price, or an upfront engagement fee followed by a fee on a successful purchase. Whatever the structure, the fee should be explained clearly and agreed in writing before any work begins.
When comparing quotes, look at what is included, such as research, negotiation, auction bidding and settlement support, rather than the headline number alone. Be cautious of any agent who receives payment from the seller or developer of a property they recommend to you. Ask directly, and expect a straight answer.
When a buyers agent is worth considering, and when it may not be
A buyers agent tends to add the most value when you are:
- Buying for the first time and unsure where to start
- Short on time to research, inspect and attend auctions
- Buying an investment property, including through an SMSF, where the numbers need careful analysis
- Buying in an area you do not know well, or interstate
- Uncomfortable negotiating or bidding at auction
If you know your target area very well, have time to inspect widely and are a confident negotiator, you may decide you do not need one. That is a perfectly reasonable choice, and a trustworthy agent will tell you so.
Questions to ask before engaging a buyers agent
- Are you licensed in NSW, and can I see your licence details?
- Exactly what services are included in your fee, and what is extra?
- Do you receive any commission or payment from sellers, developers or other third parties?
- How do you assess value, and will you show me the comparable sales evidence?
- How will you keep me updated, and who will I actually be dealing with?
- Can I speak with a recent client?
Frequently asked questions
Can a buyers agent guarantee I will pay less?
No. No one can honestly guarantee a price, capital growth or rental return. A buyers agent can improve your information, your strategy and your negotiating position, which gives you a better chance of buying well.
Do I still need a conveyancer or solicitor?
Yes. Contract review and settlement are legal work. Your buyers agent works alongside your conveyancer or solicitor, not instead of them.
Is a buyers agent only for expensive properties?
No. Buyers agents help first home buyers, investors, SMSF trustees and commercial buyers across a wide range of price points. What matters is whether the value of the service outweighs its cost for your situation.
Talk to Gratitude Property Buyers Agent
At Gratitude Property Buyers Agent, we help Sydney buyers purchase first homes, investment properties, SMSF properties and commercial properties with honesty, transparency and personalised guidance. If you would like to talk through whether a buyers agent is right for you, book a free, no-obligation chat with Manoj.
General information only, current at November 2026. This is not legal, financial or tax advice. Consider your own circumstances and seek professional advice before making a property decision.
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