Over the past three to four years, the real estate landscape in Australia has seen a surge in the number of buyer’s agents — individuals who claim to help you find the right investment or home. Like mushrooms after rain, these so-called experts are popping up everywhere, often after completing a short online course and adding a title on their LinkedIn profile.
But how would you trust someone with no degree, no investing experience, and no properties under their belt to guide your property journey?
In a market where, even a small mistake can cost you thousands or worse, stagnate your portfolio, choosing the right buyer’s agent isn’t just important. It’s critical!
Here’s an easy to follow guide on how to separate the seasoned professionals from the self-proclaimed gurus.
Why This Matters Now More Than Ever
Australia’s real estate market is changing faster than ever. According to CoreLogic’s Home Value Index, national property values have rebounded by 8.5% over the last 12 months after dipping post-COVID — and experts predict further growth in key regional areas. But with interest rates rising and rental yields tightening, the margin for error is shrinking.
If you’re relying on an inexperienced buyer’s agent, you’re not just risking your money — you’re risking your entire financial future.
Dodgy Buyer’s Agents Are Everywhere
Here’s the uncomfortable truth: many of these “agents” haven’t bought or held a single property. Worse, some have only been in the game a few months and rely on developers, pushing off-the-plan units or house-and-land packages that suit their pockets, not your strategy.
Others are working part-time, juggling a 9-to-5 while “moonlighting” as a buyer’s agent. Their research? Often limited to a suburb they live in, or worse, influenced by high commission deals.
So, How Do You Choose the Right Buyer’s Agent?
Let’s break it down into the essential elements that define a professional, ethical, and effective buyer’s agent.
1. Proven Experience – Not Just in Property, But in Cycles
A buyer’s agent with real experience should have bought, held, and ideally sold multiple properties through both rising and dropping interest rate cycles.
For example, someone who’s held properties during the 2008 GFC, the 2019 pre-pandemic slowdown, the 2020-21 boom, and the 2022-23 rate hikes will understand how to build a resilient portfolio.
Pro tip: Look for agents with at least 5 to 10 properties in their personal portfolio. Ask them how they financed them, how they managed during interest rate hikes, and what lessons they’ve learned.
2. Australia-wide Market Knowledge
The right buyer’s agent isn’t limited to one postcode. They understand capital city markets like Sydney, Melbourne, Brisbane, and emerging hotspots across Adelaide, Perth, and key regional centers.
Recent data from PropTrack shows that while Regional South Australia led the market in December with a 0.60% price increase and topped annual growth at 13.03%, yet it remains as one of the most affordable areas with a $467,000 median. Over the past year, all regional markets except Victoria saw price rises, with Western Australia and Queensland following closely at 12.97% and 10.52% growth, respectively.— something only an experienced, nationwide agent would know and leverage.
A competent agent can explain where, why, and when to invest based on local economics, population growth, infrastructure, and rental demand.
3. A Proven System and Research Methodology
A buyer’s agent shouldn’t rely on “gut feel” or Google searches. They should have access to proprietary data, industry tools, and a proven framework for researching areas.
Ask them:
• How do they shortlist suburbs?
• What data points do they use — vacancy rates, rental yields, demographics?
• How do they assess risk?
• What does their due diligence checklist include?
If they can’t walk you through their process in detail, they probably don’t have one.
4. Alignment of Interest – No Hidden Commissions
One of the biggest issues with inexperienced agents is their dependence on developer commissions. These “kickbacks” can range from $10,000 to $30,000 per sale — incentivizing them to sell you anything, whether it fits your goals or not.
These agents often push:
• Off-the-plan apartments in oversupplied areas
• House-and-land packages in fringe suburbs with slow growth
• Land sales that benefit developers, not investors
A true buyer’s agent should work for you, not for a developer’s bottom line.
Make sure they operate on a fixed-fee or success-fee model, fully disclosed upfront.
5. Full-time, Licensed, and Transparent
Would you trust a part-time surgeon or a weekend lawyer?
Likewise, your buyer’s agent should be:
• Licensed with the relevant state authority (e.g., Fair Trading NSW, Consumer Affairs VIC)
• Fully insured
• Working full-time in the property industry
Ask for their license number and check reviews. Look at their business registration, website, and case studies. If they’re dodgy, the cracks will show.
What’s at Stake: A Real-World Example
Let’s say you’re looking to invest $700,000.
A good buyer’s agent might direct you to an undervalued regional hotspot with solid yields and capital growth potential — maybe in Toowoomba, QLD, where median prices are still affordable, but infrastructure is booming.
A dodgy agent might push you toward a cookie-cutter unit in Western Sydney, promoted by a developer who gives them a fat commission.
Fast forward three years:
• One property is positively geared and grown by 20%
• The other is stuck in negative equity and hard to rent
The difference? Who you chose to trust.
Trust Experience Over Hype
The truth is, anyone can call themselves a buyer’s agent today — but not everyone deserves your trust.
At our firm, we lead by example. Our founder, Bharat Patel, brings over 15 years of real-world experience and a personal portfolio of 35+ properties, built and held through multiple market cycles. That’s the kind of knowledge and resilience that only experience can teach.
While inexperienced agents may sell you anything — land, house-and-land packages, or off-the-plan apartments just for a commission. Bharat and our team focus on long-term, wealth-building strategies based on data, discipline, and honesty.
Final Checklist: Questions to Ask Before Hiring a Buyer’s Agent
1. How many properties have you personally bought and held?
2. Can you show me your license and registration?
3. Do you earn commissions from developers or sellers?
4. What’s your property research methodology?
5. Do you have case studies or client testimonials I can verify?
6. Do you work full-time in this industry?
Choosing the right buyer’s agent can be the difference between building a successful portfolio or getting stuck with deadweight assets.
Be smart. Ask questions. And most importantly — invest with people who’ve walked the path you want to travel.
