When rates are high and borrowing capacity is tight, property investing becomes a finance game. Not just a property game. That’s why the buyer’s agent you pick matters more than most people think. The “right” agent is not the one with the loudest brand. It’s the one whose buying approach fits your plan, your cash buffers, and how quickly you want to scale.

Here’s how to compare buyer’s agents in plain English, using the same themes advanced investors and brokers talk about: income, equity, value-add, and execution.

What’s happening in the market (and why buyers get stuck)

A common pattern right now is investors trying to do “everything at once”:

• multiple purchases in a short window

• bigger targets (three buys now, six properties in 18 months)

• less room for mistakes because serviceability is tighter

Now, the part most people miss: if your finance will be the bottleneck, your buyer’s agent needs to buy in a way that supports your finance plan.

That can mean:

• buying for capital growth (or manufactured equity), not just yield

• choosing assets you can improve (without overcapitalising)

• using longer settlements when it helps you execute a renovation plan

• prioritising clean, finance-friendly deals over complicated “cool” deals

You don’t need to be an advanced investor to use this. It’s just a clearer way to shortlist.

The 2 questions that should drive your shortlist

1) Are you limited by income or by equity?

In plain English:

• Income-limited means the bank says “no” because repayments don’t stack up (even if you have equity).

• Equity-limited means you don’t have enough usable equity or cash to keep funding deposits and costs.

What this changes when choosing a buyer’s agent

• If you’re equity-limited, your agent should be comfortable buying growth assets or value-add deals that create equity earlier (not “set and forget” only).

• If you’re income-limited, your agent should understand cash flow risk and be realistic about how “neutral” the property needs to be after costs.

You don’t need your buyer’s agent to be your broker. You do need them to understand the constraints.

2) Are you buying an asset, or building a plan?

A line we hear a lot from serious investors: they’re not emotional about the property. They’re attached to the plan.

If your goal is to scale, you want an agent who can execute consistently:

• same buying rules each time

• disciplined suburb focus

• clear “buy vs avoid” criteria

• no shiny-object buying

What “good” looks like for an investor buyer’s agent

Here are the practical capabilities to look for.

They can explain their buying approach in 60 seconds

Ask for:

• what they prioritise first (growth, yield, value-add, land, scarcity)

• the property types they avoid (and why)

• how they handle risk when the market heats up

If the answer is mostly vibes, move on.

They can talk value-add without turning it into a renovation fantasy

Value-add can be simple:

• cosmetic upgrades

• layout improvements

• improving appeal for tenants or future buyers

A good agent can tell you:

• what “light” value-add looks like in your target area

• what budgets are typical (as ranges)

• what would be a red flag (overcapitalising, strata traps, poor resale appeal)

They’re comfortable with deal structures that support execution

Some buyers use longer settlements to:

• line up trades

• plan a cosmetic uplift

• stage the purchase alongside finance milestones

A buyer’s agent should be able to work with your timeline, not force a one-size process.

Don’t pick a buyer’s agent on vibes checklist

Use this quick filter before you take a call.

Shortlist if they:

• can name 10+ recent buys in your target region (not just the city)

• explain their suburb focus and why those pockets

• show how they evaluate risk (flood, strata, oversupply, resale depth)

• can talk you out of a bad deal

• set expectations on competition and speed without pressuring you

Be cautious if they:

• guarantee outcomes or “always get discounts”

• avoid talking about fees clearly

• push you into one suburb or one property type with no reasoning

• can’t describe what they will do week-by-week once engaged

• rely on “I’ve got off-market” as the whole pitch

Fee clarity box (what you’re really paying for)

Buyer’s agent fees in Australia usually fall into a few buckets. Always confirm the exact structure.

Common fee structures

• Fixed fee: set price for a defined scope (often search + negotiation)

• Percentage fee: a percentage of the purchase price

• Retainer + success fee: upfront amount plus a payment on purchase

• Tiered packages: different inclusions at different price points

What to confirm (in writing)

• what’s included: suburb research, inspections, due diligence help, negotiation, auction bidding, access to off-market

• what’s not included: building and pest, conveyancing, finance, renovations, property management

• refund terms if you don’t buy

• exclusivity period and cancellation terms

If an agent won’t put fee scope in writing, that’s a risk.

Copy-paste questions to ask a buyer’s agent

Use these in an email or first call.

1. “Which suburbs do you buy in most, and why those pockets?”

2. “What’s your buying approach for investors: growth, yield, value-add, or a mix?”

3. “Show me 3 recent purchases similar to what I’m aiming for.”

4. “What are the top 5 deal breakers you walk away from?”

5. “How do you handle due diligence: flood risk, strata, building issues, resale depth?”

6. “What’s included in your fee, and what isn’t?”

7. “If I don’t buy within the engagement period, what happens?”

8. “How do you work with my broker and conveyancer during a purchase?”

Risk check: when a buyer’s agent might not be the right next step

A buyer’s agent can save time and reduce decision stress, but it’s not always the first move.

Be cautious if:

• you don’t have pre-approval (or at least a clear budget range)

• you can’t explain your “why” in one sentence

• you’re not ready to commit to an area and property type yet

If you’re thinking “okay, but what should I do?”, start here:

• lock budget range

• choose 1–2 target regions

• then shortlist agents who actually buy there

Process map: Compare → shortlist → enquire → meet → choose

1. Compare buyer’s agents by suburb focus, fees, and services

2. Shortlist 2–4 agents that fit your buying approach

3. Send an enquiry with your target area, budget range, and timeline

4. Meet the top 1–2 and confirm scope in writing

5. Choose the best fit and start the search

Next step: compare buyer’s agents side-by-side

Don’t pick a buyer’s agent on vibes.

BuyerAgentFinder helps you compare buyer’s agents by suburb focus, fees, services, and buying approach, so you can shortlist the ones that fit your plan.