Buying a property in Australia can be an overwhelming experience. Between off-market listings, endless open inspections, auction know-how, negotiations, and legal paperwork, it’s easy to get lost in the details. That’s when a buyer’s advocate saves you unnecessary headaches.
A buyer’s advocate is someone who works with you throughout the property search and purchase, helping you find the right home or investment, handling negotiations, and managing all the tricky bits that can slow the process down. They’re there to make the experience smoother, save you time, and ensure you make informed decisions every step of the way.
Here, we’ve outlined answers to the most important questions about buyer’s advocates, from understanding their role and fees to choosing the right professional and knowing what the process entails.
Introduction and Basics
What Is a Buyer’s Advocate and What Do They Do?
A buyer’s advocate is someone who works with you to find the right property, whether it’s your first home, an investment, or something else entirely. They’re there to make the process easier and less stressful. Here’s what they do.
Find the right property
They’ll search for properties that meet your needs, preferences, and budget, including off-market opportunities that never make it to the public real estate websites.
Take the reins at inspections and auctions
You won’t need to worry about attending open homes or auctions. Your buyer’s advocate will handle that for you, making sure you don’t miss anything important.
Negotiate on your behalf
They’ll handle the back-and-forth with sellers and real estate agents, securing favourable terms, whether that’s price, settlement flexibility, or special conditions.
Guide you through the whole process
From start to finish, they manage the paperwork, liaise with conveyancers, organise building and pest inspections, and keep track of key deadlines.
What Is the Difference Between a Buyer’s Advocate and a Real Estate Agent?
It’s easy to get confused between the two, but the difference is pretty straightforward:
Buyer’s Advocate
They work just for you – the buyer. Their job is to help you find the best property and secure it at the best price. They’ll look after all the research, inspections, and negotiations.
Real Estate agent
Their focus is on the seller. They work to get the best price for the property they’re selling, running the open homes, marketing the place, and negotiating with buyers.
So, a buyer’s advocate is your personal guide and advisor, while a real estate agent works to secure the best price and terms for the seller, focusing on the seller’s goals rather than yours.
What Is the Difference Between a Buyer’s Advocate and a Mortgage Broker?
A buyer’s advocate is all about the property. They help you find the right home or investment, make sure you’re getting a fair deal, and help with the buying process from start to finish.
A mortgage broker, on the other hand, helps you with the financial side. They’ll help you find the best loan, compare rates, and guide you through the application process to make sure you can afford the property you want.
Both are essential, but while the buyer’s advocate finds the right property, the mortgage broker makes sure the numbers work.
Why Should a Buyer Use a Buyer’s Advocate?
Many first-time home buyers struggle with finding suitable properties and feel overwhelmed by the available options, particularly in markets with limited housing supply. That’s why a buyer should consider using a buyer’s advocate for professional guidance.
Without expert assistance, buyers often don’t know where to look or how to assess whether they’re getting fair market value for a property. The stress of bidding at auctions, negotiating prices, and interpreting complex legal documents can make the buying process intimidating and challenging for inexperienced purchasers. Additionally, buyers may miss out on valuable off-market opportunities that aren’t publicly advertised, limiting their choices even further.
Is Hiring a Buyer’s Advocate Worth It, and What Are the Benefits?
Hiring a buyer’s advocate is definitely worth considering, especially if you’re feeling overwhelmed by the process or simply don’t have the time to thoroughly research every listing. Here are just some of the advantages of using a buyer’s agent:
They know the market
A good buyer’s advocate has a solid understanding of the local property market and will know where to look, what to avoid, suburb price trends, upcoming infrastructure projects, and council regulations that might impact value.
They save you time
Searching for the right property can be time-consuming, especially with so many options out there. A buyer’s advocate takes care of the hard work, so you don’t have to. For instance, many advocates preview properties on your behalf, so you only inspect genuine contenders.
They help you get a better deal
Thanks to their experience and negotiation skills, buyer’s advocates often secure properties at better prices than buyers can on their own. They also understand how to approach private sales versus auctions, and when to push back or walk away.
They provide tailored property recommendations
They don’t just send you a generic list of homes. They match properties to your needs, preferences, and budget, taking into account lifestyle factors, investment potential, school zones, commute times, and future growth prospects.
They make the process cost-effective in the long run
They help you avoid costly mistakes, identify hidden opportunities, and negotiate better terms. While there’s an upfront fee, the potential savings on purchase price, inspections, or due diligence can more than cover the cost of their services.
They take the stress out of it
Buying a home can be stressful, but a buyer’s advocate handles the tricky stuff, leaving you with a smoother experience.
In short, a buyer’s advocate can make the property buying process much easier, faster, and less stressful, and potentially save you money along the way.
Costs, Fees and Payment
How Much Do Buyer’s Advocates Charge in Australia?
The cost of hiring a buyer’s advocate in Australia can vary quite a bit, depending on the property, the location, and the level of service you’re after. Here’s a ballpark idea:
- Fixed fees: Many advocates charge a set fee for their services. In Melbourne, this is usually between $10,000 and $25,000. For higher-end properties or complicated searches, it can be more. This usually covers everything from property research to attending inspections and negotiating the price.
- Percentage-based fees: Some advocates prefer to work on a percentage of the property price, generally 1% to 3%. So, for an $800,000 home, you’d be looking at roughly $8,000 to $24,000 in fees.
- Package deals: Certain agencies include extras like detailed suburb reports, inspections, or auction support, while others charge these separately.
It’s always worth getting a written breakdown of what’s included before you commit. That way, you know exactly what you’re paying for.
How and When Are Buyer’s Agents’ Fees Paid?
Fees for buyer’s advocates are generally paid in one or two stages:
- Initial deposit: Most advocates ask for a deposit to kick things off, usually $500 to $2,000. This covers the start of your property search.
- Final payment: The rest of the fee is usually due when the property is purchased. This setup keeps everyone motivated to get the right property at the right price.
It’s also worth asking whether the fee is refundable if you don’t end up buying a property with their assistance or if the transaction doesn’t go ahead.
Breakdown of Buyer’s Advocate Fees
What you pay for a buyer’s advocate can vary depending on the level of service you need. Here’s a clearer picture of how fees are typically structured and what they cover.
Core service (usually 70–80% of total fee)
This is the main part of what you’re paying for: the research, property search, attending inspections, negotiations, and guiding you through the buying process. In Melbourne, for a percentage-based fee, this is often 1–3% of the property’s purchase price. For a fixed-fee advocate, it’s typically $5,000–$10,000, depending on the complexity of your search and the property market.
Consultation fees (5–10% of total fee)
Some advocates charge an initial consultation fee, generally $200–$500. Often, this is credited against your final fee if you decide to proceed. It covers an initial assessment of your needs, budgeting advice, and preliminary market guidance.
Extras (10–20% of total fee): Optional services can vary by advocate, but may include:
- Detailed market or suburb reports – especially useful if you’re buying in multiple areas or investment properties.
- Auction or private inspection attendance – particularly valuable if the property is competitive or off-market.
- Liaising with solicitors, conveyancers, or other professionals – ensures all legal and contract matters are handled efficiently.
- Post-purchase support or advice – includes guidance on renovations, property management, or resale potential.
Before signing anything, make sure you get a written breakdown of what’s included and what costs extra. This makes it easier to compare advocates and prevents unexpected fees down the track.
Are Buyer’s Advocate Fees Tax Deductible?
The tax deductibility of buyer’s advocate fees really comes down to what you’re buying the property for. If you’re purchasing your family home or primary residence, you generally won’t be able to claim these fees as a tax deduction since they’re considered personal expenses.
But here’s where it gets interesting. If you’re buying an investment property, those buyer’s advocate fees could potentially be tax-deductible as an investment-related expense. This means you might be able to offset some of the cost of using a professional service against your tax bill.
The tricky part is that tax laws can be quite complex, and what applies to one person’s situation might not work for another. Your overall financial picture, the type of property you’re buying, and how you plan to use it all play a role in determining what you can and can’t claim.
That’s why it’s worth having a chat with a qualified accountant or tax professional who can look at your specific circumstances. And don’t forget to keep good records of all your buyer’s advocate fees. You’ll need that paperwork if you do end up claiming them as a deduction.
Can Buyer’s Advocate Fees Be Included In a Mortgage?
In general, buyer’s advocate fees cannot be rolled into the mortgage itself, as they are considered a separate service cost. However, some buyers may be able to include these fees in the overall costs of the property purchase if they are borrowing above the property’s value, such as using a loan to cover associated buying costs. It’s worth speaking to your lender to see if this is an option.
Choosing the Right Buyer’s Advocate
How Should a Buyer Choose the Right Buyer’s Advocate for Their Needs?
When choosing a buyer’s advocate, start by thinking about your own priorities: are you looking for a family home, an investment property, or something off-market? Once you know your goals, consider the following:
- Local knowledge: Look for someone familiar with the suburbs or regions you’re interested in. Local insight can help identify hidden opportunities and avoid problem areas.
- Track record: Ask for references or examples of properties they’ve helped clients purchase. A history of successful negotiations is a strong indicator of skill.
- Service style: Consider how hands-on you want them to be. Some buyers prefer regular updates and involvement, while others are happy to let the advocate manage most of the process.
What Questions Should a Buyer Ask a Buyer’s Agent Before Hiring?
Before hiring, it’s important to ask questions that clarify their expertise, process, and reliability. Some useful questions include:
- How many years have you been a buyer’s advocate, and what types of properties do you usually handle?
- Can you provide references or examples of recent purchases?
- What is included in your fee, and are there any extra costs I should know about?
- How do you source properties, including off-market opportunities?
- How involved will I be in inspections, negotiations, and the purchase process?
Other questions you could ask are whether they work with a limited number of clients at once, how they handle conflicts of interest, or what strategies they use to secure properties in competitive markets.
How Can a Buyer Verify a Buyer Advocate’s Credentials and Experience?
If you’re thinking about hiring a buyer’s advocate, it’s smart to make sure they have the right credentials and a proven track record. Consider checking the following.
Memberships: Many professional advocates are members of industry associations, such as the Real Estate Buyers Agents Association of Australia (REBAA). Membership often indicates adherence to a code of conduct.
Experience: Check how long they’ve been operating and the number of transactions they’ve successfully completed.
Client reviews: Online reviews, testimonials, or references from past clients provide insight into their reliability and effectiveness.
You can also check licences, specialisations, and local market knowledge, as well as how clearly and promptly they communicate.
Process and Experience
What Is the Typical Process When Working With a Buyer’s Advocate?
Working with a buyer’s advocate usually follows a structured process that’s designed to make the property purchase as smooth and efficient as possible. Here’s a general overview:
1. Initial consultation
The process begins with a conversation to understand your goals, preferences, and budget. The advocate will ask about the type of property you’re looking for, your preferred locations, and any specific requirements, such as investment potential, style, or proximity to schools and transport.
2. Property search and market analysis
Using their market knowledge, the buyer’s advocate searches for properties that match your criteria. This includes public listings, off-market opportunities, and recently sold properties to gauge value. They’ll often prepare a shortlist and provide insights on potential risks and advantages of each property.
3. Inspections and evaluations
The advocate will attend inspections, open homes, or auctions on your behalf, taking detailed notes on condition, potential issues, and pricing. They can also coordinate independent inspections or valuations if needed, giving you a clear picture of what you’re buying.
4. Negotiation and offer
Once you’ve found a property you like, the advocate handles negotiations with the seller or agent. Their goal is to secure the property at the best possible price while considering your budget and priorities. This can include negotiating terms, conditions, and settlement dates.
5. Purchase and settlement support
After the offer is accepted, the advocate guides you through the paperwork, legal requirements, and settlement process. They liaise with conveyancers, solicitors, and lenders to ensure everything is completed accurately and on time.
How Long Does it Take to Purchase a Property Through a Buyer’s Advocate?
The timeline really depends on what you’re looking for and how the market’s performing, but most buyers can expect anywhere from 6 to 12 weeks from start to settlement. If you’re flexible with location and property type, you might get lucky and find something within just a few weeks.
However, if you’re after something specific – like a character home in a tightly held suburb or a rare off-market gem – it could take several months. The good news is that your buyer’s advocate will give you a realistic timeframe upfront based on your brief and current market conditions.
FAQs
Can a Buyer and Seller Have the Same Agent?
Technically, yes, but it’s not ideal when you want someone truly looking out for your best interests. When a real estate agent represents both the buyer and the seller, it creates a conflict of interest. They must balance the interests of both parties, which limits their ability to negotiate aggressively on behalf of either party.
In Victoria, agents must disclose these dual agency arrangements, but the fundamental problem remains: their loyalties are divided between getting the seller the highest price and helping the buyer secure the best deal.
A buyer’s advocate solves this by representing only you. Their focus is entirely on getting you the best property at the best price, without juggling competing priorities. You get dedicated advocacy that’s simply not possible when an agent is trying to serve both sides of the transaction.
Do Buyer’s Advocates Assist with Investment Properties as Well as Residential Homes?
Absolutely. Buyer’s advocates work with both residential and investment properties. For investors, they can:
- Identify properties with strong growth potential or rental yield
- Conduct market analysis and risk assessments
- Advise on areas that suit your investment strategy
- Help negotiate deals to maximise return
Whether it’s your first home or a property portfolio, a buyer’s advocate can provide the same guidance and support, making sure you’re making informed decisions based on your goals.
Streamline Property Buying
If you want to make your property search easier and more effective, get in touch with a Bayside Real Estate Advocate today. We can guide you through your options, streamline the buying process, and help you secure the right property with confidence.
