Top Tips for Choosing the Right Buyers Agent

Kate Westall
10 hours ago
6 min read

Buying property in Australia is often described as a national obsession. Whether it is a Saturday morning spent looking at open homes or scrolling through listings late at night, the desire to secure a piece of land is strong. However, the process is rarely simple. Between navigating aggressive sales tactics, understanding complex council zoning, and handling high-pressure auctions, the journey can be exhausting. This is why more Australians are turning to a professional Buyers Agent to level the playing field.

For investors specifically, the stakes are even higher. You are not just looking for a roof over your head; you are looking for financial performance. If your goal involves specialized strategies—like dual occupancy, granny flats, or duplex developments—you cannot afford to guess. You need an expert who understands how to unlock value from a block of land.

Finding the right representation is the first step toward a successful portfolio. Here is a guide on how to select a professional who aligns with your wealth-creation goals.

Understanding the Role in the Australian Market

Before you sign a contract, you must understand exactly what you are paying for. A Buyers Agent is a licensed professional who acts exclusively on your behalf. Unlike a real estate selling agent, whose legal obligation is to get the highest price for the vendor, your representative is there to protect your interests, negotiate the lowest possible price, and ensure the property terms are favourable.

In the context of investing, their role goes beyond simple transaction management. They act as a strategist. For those looking at the niche of dual dwellings—such as putting two homes on one title or building a secondary dwelling—the agent needs a specific skillset. They must be able to look at a standard suburban backyard and see the potential for a second income stream.

When interviewing potential candidates, ask about their scope of service. Do they simply find a house, or do they handle the feasibility analysis? A quality agent will coordinate the pest and building inspections, review the contract of sale, and provide a detailed report on why a specific property meets your investment criteria.

Look for Niche Experience and Strategy

Generalist agents are great for buying a family home in a specific school zone. However, if your focus is investment and development potential, a generalist might miss the mark. You need a Buyers Agent who specializes in the type of property you want to acquire.

If your strategy involves dual occupancy investments, you need an agent who lives and breathes that sector. They need to understand the difference between a compliant development site and a block of land that is riddled with easements or sewer lines that prevent construction.

Ask them specific questions about development:

Do they know the minimum frontage requirements for a duplex in your target council area?
Can they identify site constraints like slope or bushfire zones?
Do they have experience sourcing properties with existing dual income potential?

An agent who understands these nuances can save you from making a costly mistake. They know that a cheap block of land is often cheap for a reason—usually because you cannot build what you want on it.

The Importance of Local Network and Off-Market Access

One of the biggest advantages of using a professional is access to properties that never hit the public market. In Australia, a significant number of investment-grade properties are sold "off-market" or "pre-market." This happens because selling agents prefer to deal with a qualified Buyers Agent who has a ready-to-go client, rather than running a costly advertising campaign.

A well-connected agent will have relationships with sales agents across multiple suburbs. They get the phone call before the listing goes live on the major real estate portals. This gives you a competitive edge. Instead of fighting against fifty other emotional buyers at an auction, you might be able to negotiate a deal quietly and privately.

When choosing your representative, ask about their network. How do they source their deals? Do they have a track record of securing properties off-market? Their relationships can be the difference between securing a high-yield dual dwelling site and missing out completely.

Checking Credentials and Independence

The property industry in Australia is strictly regulated. Every Buyers Agent must hold a valid real estate license in the state they are operating in. This is non-negotiable. You can usually check this on the relevant state government website, such as Fair Trading in NSW or Consumer Affairs in Victoria.

Beyond the license, you must verify their independence. A true advocate works only for you. They should not be accepting commissions or "kickbacks" from developers, builders, or selling agents. If they are getting paid by the seller, they are not a buyers agent; they are a selling agent in disguise.

Transparency is key. Ask them directly about their fee structure. Most charge either a fixed fee or a percentage of the purchase price. While a percentage fee is common, some investors prefer a fixed fee to ensure the agent is not motivated to push the price up. Whichever model they use, it must be clear, and they must confirm in writing that they are receiving no other income from the transaction.

The Negotiation and Auction Advantage

Negotiation is an art form. Most people buy a property once every seven to ten years. A professional Buyers Agent is buying property every week. They know the tricks of the trade. They know when a selling agent is bluffing about "another offer," and they know how to structure an offer to make it appealing without overpaying.

Auctions are a particular pain point for many investors. The pressure, the speed, and the emotion can lead to bad decisions. A professional removes the emotion from the room. They stick to the pre-agreed limit and bid with confidence.

For dual dwelling investments, the numbers are tight. You need to buy at a price that allows for the construction or renovation costs while still delivering a healthy yield. An agent who can negotiate hard on the purchase price effectively creates instant equity for you before you even start the project.

Due Diligence: More Than Just a Pest Inspection

The phrase "due diligence" gets thrown around a lot, but in the context of dual occupancy, it is critical. This is where your agent earns their fee.

A standard buyer looks at the paint colour and the kitchen benchtop. A specialist Buyers Agent looks at the sewer diagram, the flood map, the heritage overlays, and the council planning controls.

Key areas of due diligence for dual dwellings include:

Zoning: Does the local council allow for secondary dwellings or dual occupancy on this specific title?
Easements: Are there pipes or access ways running through the backyard that prevent building?
Topography: Is the land flat enough to build cost-effectively, or will retaining walls blow the budget?
Feasibility: What is the estimated rental return for two dwellings versus one?

Your agent should provide a comprehensive report covering these factors. If they are simply forwarding you a link to a listing and telling you it "looks good," they are not doing their job. You want a partner who treats your money with the same caution they would treat their own.

Questions and Answers: Common Questions About Buyers Agent in Australia

Q: Do I really need a Buyers Agent if I can search online myself?

A: While you can find listings online, a Buyers Agent offers much more than a search service. They provide the due diligence, the feasibility analysis, and the negotiation skills that most individual investors lack. For complex strategies like dual dwellings, their knowledge of council regulations and development potential is invaluable and often not available on public listing sites.

Q: Does a Buyers Agent specialize in specific areas?

A: Yes, many agents specialize in specific geographic locations or specific property strategies. It is often beneficial to choose an agent who covers a wider region but specializes in the type of property you want, such as dual occupancy sites. This allows them to find the best performing suburbs for your strategy rather than being tied to one postcode.

Q: Is the cost of a Buyers Agent tax-deductible in Australia?

A: Generally, the fee paid to a Buyers Agent is considered a capital cost. This means it is usually added to the "cost base" of the property. You typically cannot claim it as an immediate tax deduction against your income, but it reduces your Capital Gains Tax (CGT) liability when you eventually sell the investment property. You should always confirm this with your accountant as tax laws change.

Q: Can a Buyers Agent help with the development process after purchase?

A: Some niche agencies offer a full-service approach. They can help secure the site and then connect you with town planners, architects, or builders to facilitate the dual dwelling project. When choosing an agent for investment purposes, ask if their service stops at settlement or if they can guide you through the development phase.

Q: How do I know if an agent has experience with dual dwellings?

A: Ask to see case studies. A reputable agent should be able to show you examples of properties they have purchased for other clients that successfully achieved dual occupancy approval. Look for evidence of the numbers—purchase price, development cost, and final rental yield. Real-world examples are the best proof of competence.

Conclusion: Your Path to a Successful Buyers Agent in Australia

Selecting the right representation is the foundation of a strong property portfolio. The Australian market is competitive and complex, especially when you step outside the standard family home purchase and start looking for high-performance investments like dual dwellings.

A skilled Buyers Agent acts as your shield and your sword. They protect you from buying lemons with hidden structural or zoning issues, and they fight to get you the best possible price. They turn a stressful, confusing process into a strategic business transaction.