The single most important thing to understand about buying property in Australia is this: a real estate agent works for the vendor, not for you. A buyers advocate works exclusively for the buyer. Here is exactly what each does, what each costs, and when you need one.
Who Does a Real Estate Agent Work For?
A real estate agent (also called a selling agent or listing agent) is engaged and paid by the vendor. Their legal and contractual obligation is to achieve the best possible price for the seller. They are not working in your interest — even if they are friendly, helpful and responsive. Understanding this is the foundation of every good property purchase.
Who Does a Buyers Advocate Work For?
A buyers advocate (also called a buyers agent) works exclusively for the buyer. They are engaged and paid by the buyer to find, evaluate, negotiate and secure the best possible property at the best possible price. Their obligation is entirely to you.
What Does a Buyers Advocate Do?
- Defines your property brief and investment criteria
- Searches on-market and off-market properties on your behalf
- Inspects and independently assesses properties
- Provides due diligence and property analysis
- Negotiates price and terms in your favour
- Bids at auction on your behalf
- Coordinates building inspections, conveyancing and settlement
Buyers Advocate vs Real Estate Agent — Side by Side
| Feature | Buyers Advocate | Real Estate Agent |
|---|---|---|
| Who they represent | The buyer | The vendor |
| Who pays them | The buyer | The vendor |
| Access to off-market properties | Yes — agent network access | No (they are the listing agent) |
| Negotiation position | Working to get you the lowest price | Working to get the highest price |
| Auction bidding | Yes — on your behalf | Yes — against you |
| Typical fee | 1.5% – 3% of purchase price | 1.5% – 2.5% (paid by vendor) |
When Do I Need a Buyers Advocate?
- You are buying interstate or in an unfamiliar market
- You want access to off-market and pre-market properties
- You have lost multiple auctions and want professional representation
- You are time-poor and want someone to manage the search process
- You are buying an investment property and want unbiased analysis
- You are buying at the higher end of the market where negotiation matters more
GeeVee Verdict
A buyers advocate is not a luxury — it is professional representation in a transaction where the other side has professional representation. For investment buyers, the access to off-market properties alone often justifies the fee. For first-home buyers in competitive markets, an advocate’s auction bidding experience and negotiation skill can save multiples of their fee in purchase price.
Frequently Asked Questions
Are buyers advocates regulated in Australia?
Yes. Buyers advocates must hold a real estate agent’s licence in the state they operate. In VIC they are regulated by Consumer Affairs Victoria; in NSW by NSW Fair Trading. Always verify your advocate’s licence before engaging them.
Can a buyers advocate also sell properties?
Some real estate agencies offer both buying and selling services. This creates a potential conflict of interest. For the purest buyer representation, seek an advocacy firm that only acts for buyers.
How do I find off-market properties without a buyers advocate?
The Collings Property Platform gives buyers direct access to off-market and pre-market listings without needing to engage a buyers advocate. Sign up free at collings.com.au/portal.
Whether you’re buying your first investment property, building a portfolio, or exploring SMSF property investment, the Collings Property Platform gives you access to off-market opportunities, portfolio tracking, investment tools, and property insights powered by GeeVee AI. Join free today and start building your property future. collings.com.au/portal
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