The buyer’s agent industry in Australia has exploded in recent years. What was once a niche service used mainly by high-net-worth investors is now mainstream, with hundreds of operators across every capital city. That growth is mostly a good thing—more buyers are getting professional representation in what is often the largest financial decision of their lives.
But here’s the problem: not all buyer’s agents are created equal. Some operate with genuine independence and deep market expertise. Others are little more than referral channels for developers, earning undisclosed commissions while claiming to represent your interests. A few are simply underqualified.
Before you hire a buyer’s agent, ask these seven critical questions. The answers will tell you everything you need to know about whether they’re truly working for you.
Question 1: Are You Independently Licensed?
This is the most fundamental question. In Australia, a buyer’s agent must hold a valid real estate licence (or be an authorised representative under one) in the state where they operate. But there’s an important distinction between an agent who holds their own licence and one who operates under someone else’s.
An independently licensed buyer’s agent has a direct legal obligation to you. They’ve met the educational and experience requirements set by their state’s regulator, they carry their own professional indemnity insurance and they’re accountable for their conduct.
Ask to see their licence number and verify it with your state’s fair trading body. If an agent can’t produce a licence number on the spot, walk away.
Question 2: Do You Accept Commissions from Sellers or Developers?
This is where the industry’s biggest conflict of interest hides. Some buyer’s agents—while marketing themselves as working exclusively for you—receive commissions, referral fees or other incentives from property developers or selling agents.
If your agent earns a fee from the seller’s side of the transaction, their incentive is to steer you toward properties that pay them the most, not properties that represent the best value for you. It’s the equivalent of hiring a lawyer who’s secretly being paid by the opposing party.
Ask the question directly: “Do you receive any commissions, referral fees, marketing contributions or other payments from developers, selling agents or any third party in connection with properties you recommend?”
The answer should be an unequivocal no. At Strategic Buys, we are 100% buyer-funded. We never accept commissions from sellers or developers, full stop.
Question 3: How Many Clients Are You Working With Right Now?
Capacity matters more than most buyers realise. A buyer’s agent juggling 30 active clients simply cannot provide the same level of attention, research and negotiation effort as one managing a smaller, focused caseload.
When an agent is stretched too thin, shortcuts happen. Property inspections get rushed. Due diligence gets abbreviated. Negotiation leverage weakens because the agent is incentivised to close quickly and move on.
There’s no magic number, but be wary of agents who won’t give you a straight answer. A good buyer’s agent should be willing to tell you how many active searches they’re currently running.
Question 4: What Does Your Fee Include?
Fee structures vary significantly, and the headline number doesn’t always reflect what you’re actually getting.
Some agents offer a full-service model: strategy development, suburb research, property sourcing, inspection attendance, due diligence coordination, negotiation and auction bidding, through to settlement support. Others offer a negotiate-only service for a lower fee.
Both models can deliver value, but you need to understand exactly what’s included. Ask specifically about:
- How many properties will they shortlist and inspect?
- Do they coordinate building and pest inspections?
- Do they review contracts or strata reports?
- Is auction bidding included or charged separately?
- What happens if the search takes longer than expected?
Get the scope of service in writing before you sign an engagement agreement.
Question 5: Can You Show Me Recent Comparable Sales Data?
A competent buyer’s agent should be able to demonstrate their research capability on the spot. Ask them to walk you through how they assess a property’s value. They should be referencing recent comparable sales, adjusting for differences in land size, condition, aspect and location, and arriving at a defensible price range.
If an agent relies primarily on automated valuation models (AVMs) or generic median price data, that’s a red flag. A good agent combines data with on-the-ground market intelligence—knowing what sold quietly, what failed at auction and what the competing buyer pool looks like.
Question 6: What Off-Market Access Do You Have?
Off-market properties represent a meaningful portion of transactions in many Australian markets. But “off-market access” has become a marketing buzzword, and not every agent who claims it actually delivers. Ask specifically:
- How do they source off-market opportunities?
- What percentage of their recent purchases were off-market?
- Can they provide examples of off-market deals they’ve completed in the past six months?
An agent with genuine off-market access will have built long-standing relationships with selling agents in their target areas. These relationships take years to develop and can’t be faked.
Question 7: What Happens If We Don’t Find a Property?
This question reveals a lot about an agent’s confidence and business model. Markets shift, budgets tighten and sometimes the right property simply doesn’t appear within the expected timeframe.
Ask about:
- Engagement period: How long does the agreement run? Is it renewable?
- Refund policy: If no property is purchased, do you receive a full or partial refund of any upfront fees?
- Cooling-off provisions: Can you exit the agreement if you’re unhappy with the service?
Be cautious of agents who require large upfront fees with no refund provisions. The bulk of the fee should be success-based—payable only when you actually purchase a property.
Bonus: Red Flags to Walk Away From
Beyond these seven questions, watch for these warning signs:
- Pressure to act fast: A good buyer’s agent helps you make informed decisions, not rushed ones.
- Exclusively recommending new builds or off-the-plan: This is often a sign the agent earns commissions from developers.
- No written agreement: Every engagement should be documented with clear fees, inclusions, and termination provisions.
- Guaranteeing specific returns: No one can guarantee property returns. An agent who promises “20% growth in two years” is either dishonest or deluded.
- No local market knowledge: The best buyer’s agents have deep expertise in specific markets and are transparent about where their knowledge is strongest.
Related Reading
- Is a Buyer’s Agent Worth the Cost?
- Buyer’s Agent Fees in Australia 2026
- What Does a Buyer’s Agent Actually Do?
Find a Buyer’s Agent Who Actually Works for You
Choosing the right buyer’s agent can save you tens of thousands of dollars and months of wasted effort. Choosing the wrong one can cost you both.
At Strategic Buys, we welcome these questions—because we’re confident in our answers. We’re independently licensed, we never accept seller or developer commissions, and our fee structure is transparent and success-based.
Book a free, no-obligation consultation and ask us anything. We’d rather you asked the hard questions upfront than discovered the wrong answers later.
