Buying a property in Brisbane has never been more competitive — and many buyers are now turning to professionals to get an edge. A buyer’s agent can help you uncover off-market listings, negotiate confidently and avoid costly mistakes. But are they really worth the fee — and who benefits the most?
In this guide, written by an expert mortgage broker in Brisbane, we tell you everything you need to know about buyer’s agents.
Table of Contents
Quick Summary
- A buyer’s agent works on behalf of the buyer, unlike real estate agents who represent sellers
- Benefits of using a buyer’s agent include expertise, time-saving, and potential cost-effectiveness
- Buyer’s agents are particularly helpful for off-market properties and distressed sales
- Fees typically range from $1,000 to $15,000 fixed fee or 1-3% of purchase price
- Tips for choosing a buyer’s agent:
- Check licenses and experience
- Review their track record and client testimonials
- Ask about their network and professional affiliations
- Discuss fee structure and services offered
- It’s important to have an open conversation with potential agents before committing
What Is A Buyer's Agent?
A buyer’s agent is a hired professional who works on behalf of the buyer. Their job is to help find, research and negotiate the right property.
They represent their client’s interests and, in this case, the buyer. They are very different to a real estate agent whose interests are allied with the seller.
Let’s get one thing straight.
A buyer’s agent is on the buyer’s side.
A real estate agent is on the seller’s side.
Let’s take a look at an example.
Tenille is looking at purchasing a home on the Gold Coast. Her buyer’s agent, Janine, is keeping watch of new listings and has found one perfect for her.
In this case, the buyer’s agent will negotiate on behalf of Tenille.
The property will go to auction, and the agent, Janine, will bid for her and ensure that all the correct steps are followed for her to get the best deal possible.
In other situations, buyers also hire an agent after they’ve found a home to then do the negotiating for them.
But wait…
How do you know if a buyer’s agent is reputable?
As mortgage brokers in Brisbane, we’ve seen both the good side and bad side of buyers agents. Let’s take a look at the benefits first.
Benefits Of Using Buyer’s Agents
Only 2.5% of property sales in Australia involve a buyer’s agent — and there’s a reason for that.
The industry has had its fair share of cowboys, like Frank Valentic (former judge on The Block), who was fined and suspended in 2016 after charging $13,750 in fees without delivering services.
Stories like this scare buyers away — and rightfully so.
But here’s the good news: When you know how to choose a reputable buyer’s agent (as outlined in this guide), the right one can drastically improve your outcome.
Key Advantages of Using a Good Brisbane Buyer’s Agent
- Local Market Knowledge You Can’t Google – They know which streets are flood-prone, which suburbs are overhyped, and which pockets are about to boom — long before it hits online listings.
- They Are Legally Obligated to Act for You, Not the Seller – Unlike sales agents who work for the vendor, a buyer’s agent represents only your interests — ensuring you never overpay or get emotionally manipulated during negotiation.
- They Save You Time and Stress – Instead of spending weekends at inspections, chasing agents, and missing out repeatedly, your buyer’s agent shortlists properties, books viewings, and handles the negotiations for you.
- They Can Access Off-Market and Pre-Market Listings – In Brisbane, up to 20% of sales never hit realestate.com.au. A well-connected buyer’s agent can get you into those silent listings before the competition even knows they exist.
- They Can Save You Money Even After Their Fee – Strong negotiators can secure thousands below asking price, avoid bidding wars, and identify hidden defects before you commit — saving you from costly mistakes.
Bottom line:
Yes, there are bad operators out there. But when you work with a credible, experienced Brisbane buyer’s agent, the return on investment can be massive — in time saved, stress avoided, and thousands kept in your pocket.
The Cons Of Using A Buyer's Agent
While a buyer’s agent can be a powerful advantage during the property-buying process, they’re not the right fit for everyone. Here are the main drawbacks to consider before committing.
- Additional Cost on Top of the Property Purchase – Buyer’s agent fees in Brisbane typically range from $10,000 to $20,000 (or 1–3% of the purchase price). For buyers already stretching their budget, this extra cost may not be feasible — even if the agent could potentially save you money in negotiations.
- Not All Agents Deliver the Same Value – Just like any industry, there are exceptional operators — and average ones. Some agents rely on online listings rather than actively sourcing off-market properties. Others may rush buyers into a contract to secure their commission faster. If you don’t vet your agent properly, you could pay a premium for a service you could have done yourself.
- Limited Control Over the Process – Some buyers love researching suburbs, attending inspections, and negotiating directly. If you’re a hands-on type and prefer full control, having someone else steer the process may feel restrictive or impersonal.
- Potential Conflict of Interest – While buyer’s agents claim to work exclusively for the buyer, some also receive referral fees from developers or sales agents. This can raise the question: Are they recommending the property because it’s best for you — or because it benefits them?
Do You Need A Buyer’s Agent?
This is a great question. A buyer’s agent isn’t for everyone, but here’s a list to know if one is right for you.
A buyer’s agent might be right for you if:
- You are time-poor due to many competing priorities, such as work, family, and other commitments.
- You need to buy quickly. You may have just sold your home and need to find another one as soon as possible, or you want to relocate for work.
- You don’t like to negotiate. Not everyone enjoys or is good at negotiating, and that’s where a buyer’s agent comes in.
- The property you’re looking to buy is unique or one of a kind. Unique properties can be difficult to negotiate, so a buyers agent can help you with that.
- You are an investor looking to make decisions based on data and numbers. The buyer’s agent will do all the necessary research about the financial feasibility of the property, saving you time and money.
- You’ve been looking for a long time. Sometimes you may end up getting desperate or frustrated, which is why you may need to hire someone who is professional and won’t make emotional decisions.
- You’re buying in a location you can’t quickly get to for inspections.
- You’re going to auction. A buyer’s agent can do the bidding for you and ensure you get the best deal.
While there are many other reasons for having a buyer’s agent. The main thing to understand is: why you’re looking for their help. Knowing this will enable you to get the most value out of their service.
Who Should Not Use A Buyer’s Agent
While buyer’s agents provide huge value, they aren’t necessary for every homebuyer. Understanding when their services might be overkill helps build trust and balance.
Situations Where a Buyer’s Agent May Not Be Needed
- Experienced Brisbane investors: If you know the local market inside-out, you may not need additional guidance.
- Buyers on a tight budget: Agent fees can range from $1,000 to 3% of the purchase price. If your budget is limited, paying extra may not be feasible.
- DIY buyers confident in negotiation: Some buyers enjoy bidding at auctions and handling paperwork themselves. Experienced negotiators may not need extra support.
When a buyer’s advocate might be overkill
- Buying a property in a well-known, highly visible market with many comparable listings.
- Purchasing a standard home without complex requirements or off-market access needs.
- If the buyer is comfortable managing inspections, offers, and contracts independently.
Takeaway: A buyer’s agent is most valuable when time, stress, or complexity could impact your buying decision. For confident, budget-conscious, or highly experienced buyers, DIY may be the smarter choice.
Buyer’s Agents Vs. Real Estate Agents: What’s The Difference?
The main difference is that a real estate agent is working for the seller, not the buyer. Their focus is to market the property for sale, build interest among the buyers, and get the highest selling price from the buyer. Real estate agents are paid a commission from the vendor/seller.
On the other hand, the buyer’s agent is working for the buyer. Their focus is to help the seller find the best property at the lowest price possible. Buyers agents are paid in different ways, as we will cover below, but unlike real estate agents, they are not paid a commission by the vendor or seller.
Why Use A Buyer’s Agent
A buyer’s agent can be a game-changer, especially when buying off-market properties or distressed sales. They give you access to opportunities most buyers never see.
Off-Market Properties
Off-market properties are homes not listed publicly for sale. Sellers save on advertising and agent commissions, which can reduce your purchase price.
For example, a friend had been searching for over two years for their dream home in Brisbane’s inner suburbs. They struggled to find a property that met their exact criteria.
By engaging a buyer’s agent who specialises in off-market properties, they secured a home within 8 weeks. The property met all their needs at a great price, with all the hard work handled for them.
Finding off-market properties takes effort. A skilled agent will use:
- Local market knowledge
- Door-knocking and letterbox drops
Networking within the community
Questions to ask your buyer’s agent about off-market properties:
- What strategies do you use to find off-market properties?
- How would you approach my property search?
- Can you show your track record in off-market deals?
Distressed Sales
Distressed sales are rare but highly valuable opportunities. They occur when sellers must sell quickly due to financial pressure, divorce, or other urgent circumstances.
These properties often need minor repairs, like fresh paint or new carpet, but can be purchased below market value.
For instance, a past client bought a distressed property where the sellers were in the middle of a divorce. The bank later valued the property 13% higher than the purchase price, highlighting the potential savings.
A great buyer’s agent will have strong contacts in key areas:
- Foreclosures and repossessions
- Wills and estates
- Divorce or urgent sales
Questions to ask about distressed sales:
- Do you specialise in distressed sales?
- Who are your key contacts in this area?
- Can you provide recent case studies?
- What is your process for securing distressed properties?
Case Study — Off-Market Gem Found Before Public Listing
Client Profile: Sarah and Tom, busy professionals looking for a family home
Property Type: 4-bedroom house in Indooroopilly
Timeline: 21 days from brief to contract
The Challenge
- The couple wanted a specific suburb but listings rarely matched their criteria.
- Competitive market meant on-market properties sold quickly.
- Needed mortgage pre-approval to act fast once a property was found.
How the Buyer’s Agent & Hunter Galloway Helped
- Hunter Galloway Mortgage Brokers arranged a pre-approved home loan, giving Emma and Josh instant credibility.
- The buyer’s agent leveraged their network of contacts to identify an off-market property.
- Coordinated inspections, due diligence, and a strong offer before the property ever hit the market.
Cost & Outcome
Item | Without Buyer’s Agent | With Buyer’s Agent & Mortgage Broker |
Market Listing | Not available | Off-market property accessed |
Negotiation Approach | High risk of missing out | Pre-offer with finance proof |
Final Purchase Price | $1,025,000 |
Key advantages:
- Speed: Secured property before public exposure
- Stress: Entire process managed seamlessly
- Exclusive Access: Off-market opportunity not available to general buyers
Buyers Agent Brisbane Fees — How Much Do They Cost?
Before moving forward, you will need to clarify if your agent receives an outside incentive or kickback. And whether or not they are obliged to disclose this to you.
Most agents in Brisbane use one of two pricing models: a flat fee or a percentage-based fee.
Common Fee Structures
- Flat Fee: A fixed cost agreed upfront, regardless of purchase price.
- Percentage-Based Fee: Usually between 1.5% and 3% of the final sale price.
- Savings-Based Fee (less common): You only pay a portion of the negotiated discount.
However, price alone does not explain value — which is why it’s important to look at service tiers, not just fee types.
Service Tiers / Levels of Engagement
Not every buyer needs full end-to-end support. Many Brisbane buyers’ agents offer tiered packages so you only pay for the involvement you need.
Common service levels include:
Service Level | Best For | What’s Included |
Negotiation-Only | Buyers who have already found a property | Price negotiation, contract terms, agent communication |
Auction Bidding Only | Buyers uncomfortable with bidding or living interstate | Auction strategy and bidding on your behalf |
Due Diligence / Research Support | Confident buyers wanting a second opinion | Property reports, valuation checks, contract review |
Full Service (Search to Settlement) | Time-poor or remote buyers | Property search, inspections, off-market access, negotiation |
This structure makes comparisons more transparent. You can choose a lean engagement if you just need help closing — or full representation if you want everything handled for you.
What’s Usually Included in a Full-Service Fee?
Most comprehensive packages cover:
- Property shortlisting and market research
- Off-market inspection access
- Negotiation or auction bidding
- Building, pest and contract coordination
- Ongoing support until settlement
Some agents even provide post-purchase support, such as property management introductions for investors.
Real Cost Examples — $750k Purchase vs $1.2m Purchase
Purchase Price | 1.8% Percentage Fee | Flat Fee Example |
$750,000 | $13,500 | $9,000–$12,000 |
$1,200,000 | $21,600 | $12,000–$15,000 |
Full-service packages typically sit at the higher end. Negotiation-only or auction bidding may cost just 25–40% of a full engagement.
When is the buyer’s agent fee payable?
Most Brisbane buyer’s agents split payments in two parts:
- Retainer or commencement fee to begin the search
- Success fee only payable when the contract is signed
Negotiation-only or auction-only packages are usually success-based, with no upfront retainer.
Case Study — How Emma and James Saved $42,500 Before Auction Day
Client Profile: Emma and James, young professionals relocating from Sydney to Brisbane
Property Type: 4-bedroom house in Wavell Heights
Timeline: 19 days from brief to contract
The Challenge
Emma and James needed a fast, stress-free purchase while relocating. Their preferred property was heading to auction, which added uncertainty:
- Expected auction price was around $1.09 million based on recent sales.
- They needed financing approved quickly to make a strong offer.
- Without expert help, they risked overpaying or missing the property.
How a Buyer’s Agent Helped
We helped them find a Brisbane buyers agent who stepped in to guide the purchase:
- Hunter Galloway helped secure a fully assessed home loan pre-approval within days, ensuring the buyers were ready to act.
- The buyers agent crafted a pre-auction offer with a 24-hour expiry, giving the seller confidence.
- Negotiated strategically on Emma and James’ behalf, reducing the risk of paying above market value.
Cost Comparison
Item | Without Buyer’s Agent | With Buyer’s Agent |
Agent Negotiation Strategy | Auction as planned | Pre-auction offer + finance proof |
Final Purchase Price | Likely $1.09m+ at auction | $1,007,500 |
Outcome & Takeaways
- Savings: $42,500 below recent auction comparables
- Stress: Avoided a stressful bidding war
- Financing Confidence: Hunter Galloway’s pre-approval meant the offer was strong and credible
- Seller Acceptance: Clean contract and finance-ready proof sealed the deal
How To Get The Most Out Of Your Buyer’s Agent?
Rather than paying a fixed fee or commission based on the purchase price, flip the script and negotiate based on the amount they save you.
For example, if the property you want to buy is listed on RealEstate.com.au for $700,000 and your buyer’s agent was able to secure it for $625,000, you’d pay based on the difference between the two.
In this case, you’d pay a percentage of the $75,000 (which was saved). Typically this ranges from 15% to 25% of the savings, depending on your price rate.
So, in this case – the buyer’s agent would be paid between $11,250 to $18,750. This creates an incentive for the buyer’s agent to work in your best interest and get rewarded accordingly!
Finding A Buyers Agent In Brisbane - Tips To Use
Finding the right buyer’s agent can save you time, money, and stress. Here’s how to make the best choice.
Start with a Shortlist
Begin with a few agents that have been recommended by friends, online reviews, or trusted sources. A shortlist helps you focus your research and compare experience, fees, and service offerings.
Check Licenses and Credentials
- In Queensland, your agent must hold a full real estate license. In New South Wales, a restricted buyer’s agent license is enough for certain transactions.
- They should have at least 2 years’ experience as a buyer’s agent.
- Membership in professional bodies like the Real Estate Buyers Agents Association of Australia (REBAA) adds credibility.
Review Track Record
- Ask for examples of past purchases, ideally 10 or more around your price range.
- Look at sale prices, time on market, and negotiation outcomes.
- Great reviews on Google, their website, and independent platforms help validate their reputation.
Assess Their Network
A strong network allows agents to access:
- Off-market properties
- Distressed sales
- Early listings before public marketing
Ask how they source these opportunities and what connections they have in the local market.
Understand Their Services and Fees
Buyer’s agents may offer different service tiers, such as:
- Full-service: From search to settlement
- Negotiation-only: Assist with bidding and offers
- Auction-only: Bid on your behalf at auction
- Due diligence support: Property research, inspections, and legal checks
Compare fixed fees vs percentage-based fees, and always clarify what’s included.
Ask Critical Questions
Use this Brisbane buyers agent checklist during interviews:
- How long have you worked as a buyer’s agent? (5–10 years is ideal)
- Do you sell property too, or only act as a buyer’s agent?
- Can you provide examples of past purchases?
- Do you have professional indemnity insurance ($1 million minimum)?
- How large is your network of contacts?
- Do you personally own properties? (Shows experience and track record)
- Are you a REBAA member or part of other industry bodies?
- What is your fee structure and how does it compare to industry standards?
- How do your services differ from other agents?
- Can I speak with previous clients for references?
Takeaway
- Choosing a reputable buyer’s agent is crucial to getting the best results.
- Check licenses, verify experience, confirm service levels, and ask detailed questions.
- A careful selection ensures your agent acts in your best interest, finds exclusive opportunities, and helps you achieve your property goals.
Search for a buyer’s agent here.
Best Buyers Agent Brisbane Reviews
Now that you have all the knowledge needed to hire a buyer’s agent, it’s time to decide on the professional services you will hire.
Let’s take a look at some buyer’s agents around Brisbane and what people are saying about them.
We recommend Lucid Property Investments agents based on our customer feedback:
- Chris McKnoulty
- M 0412 833 791
- https://www.lucidpi.com/
Company & Location | Specialty(from their website) | Experience | Reviews said… |
| Lucid Property Investments | We identify undervalued investment properties with significant upside potential through detailed research, proprietary analysis, and targeted acquisition systems. By focusing on unique opportunities others overlook, we help clients secure investments that deliver superior returns while minimizing risk and creating instant equity on purchase. | With 20+ years of targeted property acquisitions and over 10,000 hours analyzing the SEQ property market, our team of highly qualified Property Economists have delivered hundreds of successful purchases with unmatched expertise. | Chris’s depth of knowledge in property investment is unmatched. His ability to identify the hidden potential and critical details of a property ensures that every investment delivers maximum value. If you’re serious about building a strong financial future, Chris is the expert you need by your side. |
| Streamline Property Buyers Wilston, Brisbane | We are a local boutique Buyers Agent service with the benefit of having a Licenced Builder, Qualified Property Investment Advisor (QPIA®), an experienced Property Manager on our team – all working together for the benefit of our clients. | Investing in property for more than 23 years and developing property for more than 8 years. | Comprehensive service Advice on which suburbs to target and negotiating contracts |
| PMC Property Buyers – Brisbane | Our passion is property, but even more so, to see clients who want to purchase property go into the transaction with open eyes, an understanding of the process and have someone assist them to ensure the best possible outcome that meets their unique goals. | Industry experience and qualifications including; valuations, Master of Project Management, qualified property investment advisors (QPIA), commercial and residential asset management. | Took the stress out of the situation Does all the inspections, checks and negotiating the final price. |
| Prosper Group – Brisbane | Prosper Group will source both on the market and off-market properties, negotiate the price and terms, conduct due diligence and handle the transaction management of the purchase. | Prosper Group provides specialised residential property services tailored to the needs of home buyers and investors. Since 2005, Prosper Group has built a strong portfolio of satisfied clients. | Expertise and wisdom Great service throughout the negotiation process |
Our final advice is to have an open and honest conversation with your potential buyer’s agent before committing. This will help ensure that you’re both on the same page and can work towards a mutual goal with an outcome in your best interest.
Understand specifically where they fit in your journey and link their commission to your savings to give you the highest chance of success.
So, that is the secret to getting the best value for money with a buyer’s agent.
Buyers Agent Brisbane Frequently Asked Questions
Is a buyer’s agent worth it in Brisbane?
Yes — especially in competitive suburbs. A buyer’s agent can secure access to off-market listings, negotiate against multiple offers, and prevent you from overpaying at auction.
What does a buyer’s agent actually do?
A buyer’s agent searches, evaluates and negotiates property on your behalf. Services may include suburb research, inspections, auction bidding and contract support.
What’s the difference between a buyer’s agent and a real estate agent?
A buyer’s agent represents the purchaser only, while real estate agents are paid by the seller. One fights to get you the best deal — the other works to maximise the sale price.
Can I claim a buyer’s agent fee as a tax deduction?
Yes, but only if the property is bought for investment. Owner-occupiers cannot claim the fee, but investors can usually deduct it in the financial year of purchase.
How much do buyer’s agents charge in Brisbane?
Fees range from $1,000–$15,000 for fixed services, or 1–3% of the purchase price. Some agents offer savings-based fees where you only pay a percentage of the negotiated discount.
Are buyer’s agents licensed in Queensland?
Yes. In Queensland, a buyer’s agent must hold a full real estate licence and meet state regulatory requirements before representing clients.
How do I choose a reputable Brisbane buyers agent?
Check their licence, years of experience, recent purchases, online reviews and whether they work independently from selling agents to avoid conflicts of interest.
Can a buyer’s agent get access to off-market properties?
Yes. Many deals are secured before hitting public portals thanks to agent relationships, investor networks and silent listings.
Do I need a buyer’s agent if I already know the market?
If you’re confident with research and negotiation, you may only need an auction bidding or negotiation-only service. Otherwise, full-service support can protect you from emotional overpaying.
Can a buyer’s agent help with auctions?
Yes. They can bid on your behalf, set bidding limits, apply pressure tactics and remove emotion from the process.
What questions should I ask before hiring a buyer’s agent?
Ask about their fee structure, local experience, average savings achieved, recent purchases, number of off-market deals and whether they offer fixed or performance-based pricing.
Next Steps And Getting Your Home Loan.
Are you ready to start your homebuying journey?
Our team at Hunter Galloway is here to help you buy a home in Australia. Unlike other mortgage brokers who are just one-person operations, we have an entire team of experts dedicated to helping make your home loan journey as simple as possible.
If you want to get started, please give us a call on 1300 088 065 or book a free assessment online to see how we can help.
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