Fixing and flipping sounds like the dream, right? Buy a tired place, give it a facelift, sell a few months later and walk away with a chunky profit. Plenty of TV shows make it look that simple. In real life, a lot of investors discover a different story when the renovation dust settles and the final numbers do not match the hopeful spreadsheet.

The renovation itself is only half of the equation. You can manage the trades well, choose the right fittings and keep the budget under control, yet still struggle to break even. The missing piece is what happens to prices in that suburb while you own the property. If the local market softens during your project, your carefully planned “profit” can disappear very quickly. If the market kicks up, even a modest makeover can turn into a standout result.

Property market analyst John Lindeman has pulled together PropTrack house price data to show just how big this swing can be. His table tracks several suburbs where a 10% “on paper” profit from a fix and flip would have been wiped out by falling prices, alongside others where strong growth during the year multiplied investors’ returns.

This article looks at how to stack the odds in your favour by combining three things: a sensible renovation plan, solid market data at suburb level, and the right help from a buyers agent who understands fix and flip projects. Along the way, you will see how BuyerAgentFinder can help you compare buyers agents side by side, so you can find someone who knows which suburbs offer real potential rather than guesswork.

The Fix And Flip Dream Vs What Actually Happens

The classic fix and flip in Australia sounds simple. You hunt for a tired property you can buy under market value, do a smart renovation in a few months, then resell at a higher price. On the spreadsheet you allow for a tidy 10 per cent uplift, a quick sale and low holding costs. Interest, council rates and insurance barely rate a mention because you do not plan to hold the place for long.

Plenty of investors start with that picture in their head. They expect a smooth build, strong interest from buyers and a clean six-figure gain at settlement. A 10 per cent bump on the sale price feels realistic, especially when you have watched similar shows and seen worse houses make even bigger jumps.

The catch is what happens in the suburb while you are busy picking tiles and managing trades. If the median price in that area drops during your project, the market quietly eats away the uplift you thought you had locked in. You can still finish the renovation on time and on budget, then realise that comparable sales have slipped so far that your “profit” has turned into a much smaller margin or even a loss. That is exactly what the PropTrack data in John Lindeman’s table uncovers.

Copacabana – When The Market Turns Against You

Take Copacabana on the NSW Central Coast. On paper, a typical fix and flip there stacked up nicely. A 10 per cent uplift on sale price suggested an expected profit of around 190 thousand dollars. For many investors, that is more than a year’s income from their day job.

Over the year though, the suburb’s median house price fell by 16 per cent, roughly 300 thousand dollars. That single shift in the market flipped the deal. Instead of walking away with 190 thousand, the project would have delivered an actual loss of around 96 thousand dollars. Same renovation, same effort, completely different outcome.

Imagine how that feels in real life. You have spent months juggling trades, fielding calls from the bank and maybe working full time on the side. Holding costs have crept up. Then the agent sits at your kitchen bench and explains that recent sales are well below what you planned. You are suddenly talking about cutting the price to meet the market, paying back the lender with less than you borrowed and explaining the result to your partner or business backers.

In a case like Copacabana, the renovation may have been perfectly fine. The issue was suburb choice and timing. The project relied on a market that did not hold up, and the investor carried all of that risk.

High Growth Suburbs Where Profit Snowballed

The story looks very different in the green suburbs on the table. In places like Macquarie Fields in NSW, Allansford in Victoria, Grasstree Beach in Queensland, Port Hughes in South Australia and Kalbarri in Western Australia, the numbers worked in investors’ favour.

Each of these examples started with the same assumption, a 10 per cent uplift from renovation. On the spreadsheet, that translated to expected profits ranging from around 39 thousand to 93 thousand dollars. Nothing extreme, just sensible margins for a solid makeover.

During the year though, these suburbs recorded strong price growth. Macquarie Fields saw around 10 per cent growth, Allansford around 31 per cent, Grasstree Beach around 38 per cent, Port Hughes around 17 per cent and Kalbarri around 29 per cent. That extra market movement stacked on top of the renovation uplift. The result was actual profits that roughly doubled or even tripled the original plan, such as 193,800 dollars in Macquarie Fields, 233,700 dollars in Allansford, 322,080 dollars in Grasstree Beach, 202,500 dollars in Port Hughes and 244,725 dollars in Kalbarri.

For investors, this experience feels completely different. Buyers are keen, open homes are busy and offers come in quickly. There is a buffer for unexpected costs, so a blown plumbing bill or longer approval process does not wreck the project. Instead of arguing with the bank about a shortfall, you are discussing where to put the extra profit and whether to roll it into the next deal.

Same strategy, fix and flip. The big difference lies in the suburb’s price movement while the work is happening, which is exactly where a data savvy buyers agent can change the odds.

Manufactured Growth Vs Market Growth In Plain Language

When people talk about fix and flip projects, they usually mean manufactured growth. That is the value you create yourself through renovation, styling and small-scale improvements. New kitchen, fresh paint, extra bedroom, outdoor deck, better street appeal. You are taking a tired place and lifting it closer to what local buyers really want.

Then there is market growth. This has nothing to do with how hard you work on the property. It is the change in price for similar homes in that suburb over the time you own the place. While you are dealing with builders and approvals, the local market might quietly push prices up, drag them down or leave them flat.

Most investors pour their energy into the renovation budget and the “after repair value”. They negotiate hard on purchase price, collect quotes from trades and run spreadsheets to check the numbers. What often gets missed is that the wider market is moving in the background. By the time you finish, the ceiling price for homes like yours may have shifted.

That is why the PropTrack examples hit so hard. Even a 10 per cent drop in the suburb’s median price can wipe out the growth you worked so hard to manufacture. You might still have the best-looking house on the street, yet the entire street is now worth less. On the positive side, if prices rise 10 per cent or more while you renovate, a decent project can turn into a standout one. The market is doing some of the heavy lifting for you.

Simple Numbers Example

Here is how it can play out in real numbers.

Say you buy a property and plan to sell it for $900,000 after renovation. You add up every cost you can think of:

• Purchase price and stamp duty

• Renovation costs

• Interest and other holding costs

• Selling costs such as marketing and agent commission

Altogether, your all in cost lands at around $710,000.

On your spreadsheet, the deal looks solid.

• Expected sale price after renovation: $900,000

• Total costs: $710,000

• On paper profit: $190,000

Now imagine that while you are renovating, the suburb softens by around 10 per cent. Buyers start comparing your place with similar homes that are now selling for less. When you hit the market, the realistic sale price is closer to $810,000.

Your numbers now look like this:

• Actual sale price: $810,000

• Total costs: $710,000

• Profit before any surprises: $100,000

That still looks like a gain, but the buffer is much thinner. One or two unexpected bills, a longer selling period or a price reduction to secure a buyer can eat that margin quickly. In a weaker market, it does not take much for that $100,000 to shrink or even flip into a loss.

This is why both manufactured growth and market growth need space in your planning. Renovation skills matter, yet they work best in suburbs where prices are moving in the right direction while you are on the tools.

Why Suburb Choice Is Everything For Fix And Flip Investors

A fix and flip is not just about finding a rough-looking house and giving it a polish. The suburb itself has a huge say in how your numbers turn out. Some areas are simply not built for this strategy. They might be too slow, already priced to perfection, or sliding backwards while you are trying to add value.

Before you get attached to a floor plan or a façade, it helps to step back and ask how the suburb is behaving. A few simple checks can give you a clearer picture:

• Recent median price movement

  Has the suburb been trending up, flat or down over the past year or two?

• Days on market

  Are homes selling quickly, or sitting around for months while buyers wait for price cuts?

• Number of listings

  Is there a steady flow of new stock, or is the area flooded with homes that are all competing for attention?

• Demand from owner occupiers vs investors

  Are local buyers emotionally engaged with the area, or is it mostly driven by investors chasing numbers?

• Typical price range for renovated vs unrenovated stock

  Is there a clear gap between tired homes and nicely updated ones, or are buyers unwilling to pay extra for a better finish?

When these pieces line up, a fix and flip can work well. When they do not, the best renovation in the world can still struggle.

Signals That A Suburb Is Too Risky

Some warning signs show up again and again in projects that go sideways:

• Falling median prices and heavy discounting

  If the median price has been sliding and sellers are regularly chopping their asking prices, you are swimming against the tide. Any growth you create through renovation can be eaten up by the wider market.

• Long selling times and lots of similar properties

  When days on market keep stretching out and you see page after page of near-identical listings, that tells you buyers are in control. You may need to undercut similar homes just to get attention.

• Renovations that have not paid off in the past

  If recent sales show beautifully done homes selling for only a little more than basic ones, that is a red flag. It suggests buyers in that suburb do not value high-end finishes enough to pay the premium you need to make the project stack up.

A suburb that ticks these boxes might still suit a long-term hold strategy, but it is a tough fit for a short, renovation-driven project.

Signals That A Suburb Could Work For A Fix And Flip

On the flip side, some areas naturally support a fix and flip approach. Signs to look for include:

• Solid price growth over the past year, without signs of a blow-off

  Steady, believable growth shows genuine demand. If prices have gone vertical overnight, be careful, but a consistent climb is encouraging.

• Tight stock levels and strong buyer enquiry

  Low listings, quick sales and plenty of people at open homes hint at competitive conditions. In that setting, a well-presented renovated home can really stand out.

• A clear price gap between unrenovated and renovated homes

  When unrenovated stock sells at one price point and renovated homes reliably achieve much more, it gives you room to move. That spread is where your manufactured growth lives.

A buyers agent who tracks these signals every week can help you avoid the risky postcodes and focus on suburbs where your effort has a much better chance of turning into real profit.

Where A Buyers Agent Fits In

In a fix and flip, a buyers agent is more than a property hunter. They are there to help you pick the right suburb and the right deal for your strategy, not just the right kitchen or façade. Their job is to keep one eye on the renovation potential and the other on how the local market is behaving.

Many buyers agents track suburb level data every week. They talk to local selling agents, see which homes struggle and which ones attract multiple offers, and hear early whispers about changes in demand. If a suburb feels tired, overhyped or past its peak, a good buyers agent can flag that long before you sign a contract.

Shortlisting Suburbs With Real Growth Potential

Before they start sending you listings, a strong buyers agent will usually work through the suburb short list with you. They will look at things like:

• Upcoming infrastructure and demand drivers

  New train stations, road upgrades, shopping centres, schools or hospitals can all lift demand over time.

• Gentrification and demographic trends

  Are younger families, professionals or downsizers moving in, or is the area losing the very buyers who would pay well for a renovated home?

• Price points that suit your budget and reno plan

  There is no point chasing suburbs where the buy in price eats up your whole budget. A buyers agent will help you match your renovation ambitions to areas where the numbers can actually work.

By doing this work up front, they help you focus on suburbs where both manufactured growth and market growth have a chance to show up together.

Finding The Right Property Within That Suburb

Once you are clear on the suburbs, a buyers agent shifts to finding the right property inside those streets. For a fix and flip, they are usually hunting for homes that tick boxes such as:

• Structurally sound, cosmetically tired

  The ideal project has good bones but looks dated. Think solid brick walls, decent roof, ugly tiles.

• Floor plan with easy wins

  They look for layouts where you can improve flow or add function without knocking down half the house. For example, opening a wall to create open plan living or turning wasted space into an extra bedroom.

• Clear upside compared to nearby renovated sales

  They will compare your potential project to recent sales of renovated homes in the same pocket. If there is a healthy gap between your likely all in cost and those sale prices, the project has a fighting chance.

This sort of stock is not always obvious in the listing photos. Because buyers agents are in and out of homes all week, they can quickly spot which ones are lipstick jobs and which ones hide expensive problems.

Keeping You From Overpaying

In a rising market, it is easy to get caught up and pay too much. A buyers agent acts as a circuit breaker. They will usually:

• Pull comparable sales for similar homes, both renovated and unrenovated

• Stress test your end value to see if your expectations are realistic

• Encourage you to get build and renovation quotes early, so you are not guessing at costs

If a deal only stacks up with very generous assumptions, a good buyers agent will say so. They can suggest a lower walk away price or steer you towards a different property that gives you more margin. It is not as exciting as winning every auction, though in a fix and flip strategy, paying the right price on day one is one of the easiest ways to protect your profit.

When A Buyers Agent Is Worth The Fee For A Fix And Flip

Every fix and flip has a long list of costs. Purchase, stamp duty, reno budget, interest, holding costs, selling fees. Adding a buyers agent to that list can feel like one more thing nibbling at your profit.

The question is what you are getting in return. In cases like Copacabana, investors saw their numbers swing by around six figures because the suburb moved the wrong way. Against that sort of risk, a buyers agent fee looks more like an insurance policy on your decision making than a simple extra expense. One good call on suburb choice or purchase price can easily outweigh their entire fee.

Some types of investors tend to get the most value from a buyers agent on a fix and flip:

• First time renovators

  You might have watched a lot of reno shows and done your research, though this is still your first real project. A buyers agent can help you avoid beginner mistakes, especially around overpaying or picking the wrong street.

• Time poor professionals

  If you are juggling a full time job, family and a reno, you will not have hours every day to track listings and speak with agents. A buyers agent can handle that legwork while you focus on work and life.

• Interstate investors

  Buying into a city you do not live in is tough. You miss local knowledge about flood zones, noisy pockets, future development and subtle suburb borders. A local buyers agent fills that gap.

• Hands on renovators who are light on market research

  Some investors are great with tools and trades but less confident with suburb data, growth trends and pricing. Partnering with a buyers agent lets you focus on what you do best while they handle the market side.

In each case, the goal is the same. You are paying for fewer nasty surprises and a higher chance that your hard work turns into a real result at sale.

Practical Benefits You Feel Day To Day

The value of a buyers agent is not just in the final numbers. You feel it throughout the project:

• Less time glued to listings and phones

  They screen properties, talk to selling agents and bring you options that actually fit your brief, instead of you trying to chase everything yourself.

• Honest feedback on your reno ideas and budget

  A good buyers agent will tell you if your plan is over the top for the suburb, or if buyers in that area do not pay extra for the features you are planning.

• Support in negotiations and auctions

  When it is time to make an offer or bid, you have someone calm and experienced in your corner. They know when to push, when to walk away and how to keep emotion out of the price.

For a fix and flip, that mix of saved time, clearer thinking and better suburb selection can make the difference between a stressful near miss and a project you are proud to repeat.

How To Compare Buyers Agents For A Fix And Flip Strategy

Not every buyers agent is built for renovation driven investors. Some focus on buying finished homes for owner occupiers. Others specialise in off the plan stock or long term holds. If your plan is to buy, renovate and sell in a fairly short window, you need someone who understands that rhythm and the extra risk that comes with it.

That is where BuyerAgentFinder fits in. Instead of ringing around one agent at a time, you can use the site to compare multiple buyers agents in one place. You can see who has experience with investment properties, who understands fix and flip projects, and who works the suburbs you are targeting, before you book any calls.

Questions To Ask Before You Sign

When you speak with potential agents, a few simple questions can reveal a lot:

• How many clients have you helped with a renovate to sell or fix and flip strategy?

• What suburbs are you most active in for this style of project?

• How do you assess market growth potential while I am renovating?

• How do you charge and what is included in your service?

You are looking for clear, confident answers, real examples and a structure that feels professional rather than vague.

Red Flags To Watch For

Just as there are good and bad renovation projects, there are good and bad fits with buyers agents. Red flags include:

• Agents who do not understand renovation costs or timeframes, or brush off your questions about them

• Agents who seem keen to push any deal, rather than slowing down when the numbers look thin

• A lack of clear process, little use of data, or hand waving when you ask how they choose suburbs

If you feel you are being sold to rather than advised, that is usually a sign to keep looking.

Using BuyerAgentFinder To Shortlist The Right Agents

BuyerAgentFinder is set up to make this selection process smoother:

1. Enter your budget, target areas and fix and flip strategy.

2. View a list of buyers agents who match your brief, and compare them on experience, reviews, specialities and fees.

3. Shortlist a few who clearly understand renovation focused projects and book calls to see who feels like the best fit

By doing this upfront work, you give yourself a team that matches your goals. Your buyers agent can focus on the suburb and deal, you can focus on the renovation, and together you give the project a better shot at landing in the profit column.

Pulling It All Together For Your Next Project

Fix and flip success is never just about picking paint colours or managing tradies. Renovation skills matter, but they are only half the story. The suburbs you target, the price you pay and what the market does while you hold the property are what decide whether your project lands in the green or slides into the red.

The PropTrack examples make that clear. In some suburbs, a tidy 10 per cent uplift on paper was wiped out by falling prices. In others, steady growth turned a solid plan into a standout result. The difference was not the quality of the renovation. It was where and when the investor chose to buy.

By using suburb data up front and working with a buyers agent who understands fix and flip projects, you give yourself a better chance of landing on the right side of that table. They help you focus on areas with real growth potential, find properties with genuine upside and keep your numbers grounded in what buyers are actually paying today, not last year.

Lining up the right expert support early also makes the whole experience less stressful. Instead of guessing at suburbs and hoping the market plays along, you are making decisions with someone who lives and breathes local sales data, every week of the year.

If you are planning a fix and flip or renovate to sell project, this is the moment to set up your team. BuyerAgentFinder lets you compare trusted buyers agents around Australia, side by side, at no cost to you. You can see who understands renovation driven strategies, who works your target suburbs and how they charge, before you commit to anything.

All it takes is a short brief outlining your budget, areas of interest and plan for the property. From there, you can speak with a couple of buyers agents, ask your questions and choose the one who feels like the right fit for your next project.

Share your next project with us and we will match you with buyers agents who specialise in renovation ready opportunities.