Most people assume a buyers agent and a real estate agent do roughly the same thing, but they work for opposite sides. A real estate agent works for the seller and is paid out of the sale price. A buyers agent works for you and is paid the buyers agent fees you agree up front. With hundreds of thousands of dollars on the line, that difference matters.
Who they represent
A real estate agent is hired by the vendor to sell their property. They act for the seller. Their job is to get the highest possible price. Open homes, follow-up calls and the “we’ve had a lot of interest” line are all there to create urgency and push the price up.
There’s nothing wrong with that. It’s what they’re paid to do.
A buyers agent like us is hired by you, the buyer. Our legal obligation is to you. Our job is to find the right property at the best possible price, then manage the negotiation, due diligence, and settlement process on your behalf.
How they get paid
The way each one is paid shows the conflict of interest.
A real estate agent earns a commission based on the sale price, usually a percentage of the final figure. The higher the price, the more they earn. Their financial incentive is directly opposed to yours as a buyer.
A buyers agent charges a fee paid by the buyer. For an established agent, this is typically a flat fee of $15,000 to $30,000, or a percentage of the purchase price (1.5% to 3%). For a detailed breakdown, see our guide to buyers agent costs.
We prefer the flat fee model at Australian Property Experts. It removes any incentive to push you toward a more expensive property. Whether you buy at $450,000 or $550,000, our fee is the same.
What each actually does
The real estate agent’s role
- Lists and markets the property
- Conducts open homes and private inspections
- Fields enquiries from potential buyers
- Manages the negotiation process (for the seller)
- Provides comparable sales data (selected to justify the asking price)
- Coordinates with the seller’s solicitor
Everything they do serves one goal: selling the property for the best possible price and terms for their client, the vendor.
The buyers agent’s role
- Defines your investment criteria and strategy
- Researches suburbs using data, not hype
- Sources properties, including off-market properties
- Inspects and evaluates properties before presenting a recommendation
- Negotiates the purchase price on your behalf
- Coordinates building, pest, and strata inspections
- Manages the process through to settlement
The research alone is a serious undertaking. A full investment property search, from strategy to settlement, takes far more time than most people expect. Our beginner’s guide breaks down exactly what’s involved.
The information asymmetry problem
When you walk into an open home and start talking to the selling agent, you’re negotiating against a professional who does this every day. They know the local market. They know what comparable properties have sold for. They know which buyers are emotionally attached and likely to overpay.
As a buyer, you won’t know the market anywhere near as well.
A buyers agent evens that out by working from the same market data, sales history and agent networks. Cotality’s September 2026 Housing Chart Pack puts the median vendor discount across the capital cities at 4.2%, the highest since January 2023. Vendors are giving ground. On a $600,000 property, a 1% to 3% negotiated saving is $6,000 to $18,000. That gap comes from better information and more negotiating practice.
When you need a buyers agent
Not everyone needs one, though certain situations make the case fairly clear.
Buying interstate. You don’t know the streets, the micro-markets, the agents. You’re relying entirely on what the selling agent tells you, and they work for the vendor.
Time-poor professionals. If you can’t dedicate serious time to research and due diligence, you’ll end up cutting corners, which is where expensive mistakes happen.
First-time investors. A bad first purchase costs you money. It can also knock your confidence and your ability to buy again, as the data on early exits shows.
Anyone buying above $500,000. At this price point, the negotiation savings alone can cover a real share of the buyers agent fee.
When you probably don’t
You’re an experienced local investor who knows the market, has agent relationships, and has the time and skill to do your own research and negotiation. You’ve done this before and done it well.
You’re buying your own home in an area you already live in. You know the streets. You know what’s fair value. The information gap is smaller.
Even then, the negotiation component has value. But the full-service model may not be necessary.
So which do you actually need?
A real estate agent works for the seller. A buyers agent works for you. The difference is in who pays them, who they report to, and whose interests they’re legally obligated to protect.
When you’re making a decision worth half a million dollars or more, having someone in your corner rather than the seller’s helps you avoid overpaying.
If you have decided you want one, our list of the best buyers agents in Australia matches nine established agencies to the buyers and cities each one covers.
Common questions
Can’t a friendly selling agent just find me a good deal? Not really, because their legal duty is to the vendor. Even an agent who seems helpful is paid by someone who wants the highest price. So weigh anything they tell you about value, comparable sales or competing interest with that in mind.
What about buyers advocates vs buyers agents? Same thing, different label. Both refer to professionals licensed to represent buyers. The terminology varies by state. In NSW and QLD “buyers agent” is more common; Victoria tends to use “buyers advocate”. Check they hold a current licence with the relevant state authority before engaging, and see how to choose a buyers agent for the full set of questions to ask.
Can a buyers agent help if I’ve already found a property? Yes. Negotiation-only and due diligence-only services exist for exactly this situation. The fee is lower because the search phase is skipped, and you still get the benefit of professional negotiation and comparable sales analysis against a property you’ve already shortlisted.
This is general information only and not financial advice. Speak to a qualified professional before making investment decisions.
See how we work as a buyers agent for investors.
If you’re weighing up whether a buyers agent makes sense for your next purchase, book a free discovery call.
