Property advisory is a relatively new category in Australian real estate. Many people are not sure exactly what a property advisor does, how it differs from a buyers advocate or real estate agent, and what they actually receive for their fee. This page explains exactly what is included in a Collings Property Advisory engagement.
The Problem Property Advisory Solves
Most people buying or selling property fall into one of two camps: they either pay full commission for full representation (agent or buyers advocate), or they go completely DIY. There is almost no professional support available in between — for people who have already found a property, want a second opinion, need help negotiating, or want to sell privately without paying 2.5% commission.
Collings Property Advisory fills that gap. We are not a real estate agent. We are not a buyers advocate. We are an independent advisory service for buyers and sellers who want expert guidance without the cost of full representation.
What Is Included in Buyers Advisory?
- Property assessment: We assess the property against your brief, identifying strengths, weaknesses, risks and opportunities the average buyer misses.
- Comparable sales analysis: We pull actual sold data for comparable properties in the suburb — not listed prices, actual results — so you know exactly what the property is worth before you make an offer.
- Investment analysis: Rental yield, capital growth potential, vacancy rates, infrastructure pipeline and investment score powered by GeeVee AI.
- Market value assessment: We give you a clear, defensible market value range so you know your floor and ceiling before negotiating.
- Negotiation strategy: We prepare a full negotiation strategy — what to offer, how to structure the offer, what conditions to include and how to handle counteroffers.
- Offer preparation: We help you draft the offer with the right terms, price and conditions to put you in the strongest position.
- Agent negotiations: We handle or coach you through the negotiation with the selling agent on your behalf.
- Contract support: We review the contract of sale, Section 32 (Vendor Statement) and any special conditions with you before you sign.
- Auction strategy: If the property is going to auction, we prepare a full bidding strategy including reserve estimates, how to bid and when to stop.
- Building inspection coordination: We help you understand what the building and pest inspection report means and whether to proceed, renegotiate or walk away.
What Is Included in Sellers Advisory?
- Pricing strategy: We prepare a comparable sales analysis and give you an independent view of market value — separate from the agent’s appraisal, which is often influenced by the desire to win the listing.
- Campaign strategy: We review your agent’s proposed campaign and give you independent advice on method of sale, timing, marketing budget and presentation.
- Agent selection guidance: We help you assess and select the right agent for your property and suburb.
- Buyer qualification support: We help you understand which buyers are serious, pre-approved and likely to proceed — versus tyre-kickers.
- Negotiation support: We advise you on how to respond to offers, how to counter, when to accept and when to hold firm.
- Offer management: We review all offers with you and help you understand the terms, conditions and risks of each.
- Sale strategy guidance: We support you through to exchange, helping you navigate any issues that arise with the buyer, agent or contract.
What Is NOT Included
- We do not search for properties on your behalf (that is a buyers advocate service)
- We do not manage the full sales campaign (that is a real estate agent service)
- We do not provide a formal valuation (that is a registered valuer service)
- We do not provide legal advice (that is a conveyancer or solicitor service)
Property Advisory vs Alternatives — Full Comparison
| Service | Collings Advisory | Buyers Advocate | Real Estate Agent | DIY |
|---|---|---|---|---|
| Cost | $4,500 + GST fixed | $10,000–$25,000+ | 1.5–3% commission | $0 |
| Independent advice | Yes | Yes | No | N/A |
| Property search | No | Yes | N/A | Self |
| Negotiation | Yes | Yes | Seller only | Self |
| Contract support | Yes | Yes | No | Self |
| Campaign management | No | No | Yes | Self |
Frequently Asked Questions
Do I need to have already found a property to use buyer advisory?
No — but most of our buyer advisory clients have already identified a property they want to buy and need help with the analysis, value assessment and negotiation. If you need help finding the property, a full buyers advocate service may be more appropriate.
Can I use advisory for both buying and selling at the same time?
Yes. Many of our clients are upsizers or downsizers who are selling one property and buying another simultaneously. We can advise on both transactions.
What suburbs does Collings Property Advisory cover?
Collings Property Advisory covers all Melbourne suburbs and major Australian cities. Contact us to confirm coverage for your specific suburb.
Book a Property Advisory Consultation
$4,500 + GST fixed fee. No commission. No conflict of interest. Contact Collings Property Advisory today or visit collings.com.au/portal to access our property intelligence platform and book a consultation.
Find your next property with Collings
Track suburbs, get matched to on-market and off-market listings, and manage your whole property search in one place. Access the Collings property portal.
