FAQ - Buyers Agents Services

Why all Property Buyers should be represented by a Buyers Advocate

Who are Buyer Agents (or Buyers Advocates)?

In Melbourne, Buyer's agents (or buyer's advocates) are engaged by you and paid by you, the property buyer, to guide you , help you and protect you in a property purchase.  We are the exact opposite of a selling agent (or listing agent).
We are licensed real estate agents, we work for buyers like you, and our role is to protect your interest in the property purchase.
We help you find the right property, at the right price, and we provide you with independent, unbiased advice to help you make your decision.

Why Use a Buyers Agent in Melbourne?

The Melbourne property market is one of the most competitive property markets in the world.  In any given week, up to 80% of the buyers missed out of properties because they are misinformed, uninformed or simply ignorant.  Many successful buyers also ended up overpaying unknowingly.

Buyers Advocates (buyers agents) services may not be for everyone.  But through our 20+ years of experience of working with property buyers, we have found that many buyers:

❌ do not have a property buying plan

❌ do not have enough time to find the property

❌ fear overpaying for the property

❌ do not fully understand what is involved in due diligence

❌ do not like dealing with real estate agents

​❌ are mislead into believing real estate agents are helping them to buy the property, when the exact opposite is true.

If one or more of the above describes you, you will benefit from the services of a buyer's agent.

How much are Melbourne Buyers Agents services and knowledge worth?

Only you have the answer to this.  How much do you value your time?  Here are some facts to help you determine how can buyers advocates help.

High performing professional property buyers and property investors know the quality and savings from the services of a buyers agent is worth more than the cost of the property buying service. 

Buyer agent services are not for everyone.  In Melbourne, savvy property investors are investing a small fee to engage the services of a buyer agent, because they understand the services can save them over $100,000! 

Find out why.

What is the difference between a Buyer Agent and Listing Agent (Selling Agent or Vendor Agent) in Australia?

The typical real estate agent you see running the open inspections, and sales such, are your listing agents, vendor agents or sales agent

They sell properties and are paid by the seller (vendor) to look after the sale.  What you might not know, is that they are obliged by law to do the best for the seller.  The real estate listing agents are essentially working against buyers.

A Buyers Agent or Buyers Advocate, on the other hand, is a licenced real estate professional engaged by the buyers, to look after their purchase.  Buyers Agents are obliged by law to ensure the best purchase outcome for property buyers.  Be it, lowest price, longest possible settlement period, etc.  Our expertise in the property market helps you outsmart the property market, allowing you to avoid inflated pricing. We provide you with an impartial and independent opinion of the property, from the buyer's point of view, not the sales point of view.  We tell you the good and the bad of the properties we recommend.  We search across all  sources, to recommend the best properties for you.

How much can a Melbourne Buyer's Agent save me?

Monetary savings are not the only reason why property buyers and investors engage the services of a buyer's agent.  Some are time poor (saving time).  Some do not like to deal with selling agents (saving stress). Some want exclusivity (saving privacy).  Some wants trusted advice from truly independent professionals (saving risks).  How to you put a value to these savings?

That said, have you ever wondered how much it cost to search for your own property? ​ Research has shown by using a buyer's agent, you can stand to be over $100,000 better off.

Read the facts here.

Can any buyer's agents guarantee the maximum discounts in Melbourne?

The short answer is yes.  Our role as independent and responsible buyers advocates in Melbourne is to help you buy the property you want, at the best possible price.  Does this always mean it is a discount?  Usually yes.  We can always low-ball an offer, but if it means you will miss out on the property, we will let you know.  In a sellers market, where buyers are snapping up properties in a blink of an eye, buyers always end up paying more the longer it takes them to buy.  IE, we will likely end up paying more for your next property, if you miss a good deal because you had low-balled on one that you like offers.  That would be a disservice to you.  We will let you know and guide you.

Some buyer's agents are promising $x thousands in discounts.  How do they do that?

This is a very good question.  The prices could be inflated, before they claim to "give you a good discount".  Or they could be incentivised (aka paid) by the vendor (usually developers) to sell the properties.  Or there could be something ultimately wrong with the property.  Is it falling apart?  Does it need a rebuild?  Does it have a sinister history?  If you are prepared to accept these properties, we definitely can find them for you.

When should you NOT use a buyer agent in Melbourne?

We're upfront with our clients.  Integrity and honesty is why our clients have trust our opinion.  And this is why our clients are coming back for their 2nd, 3rd and subsequent properties.

We will be honest and fair with our clients.  We would rather turn a client away than to sign up a client who doesn't need our service.

Our buyers agent services are not for everyone, and not everyone need a home buying service.  


How do you know when a buyers advocacy service is not for you?

If 2 or more of the following describes you, then a Melbourne buyers agent is probably not for you:

  • Your do not appreciate the value of your time.

  • You do not mind spending months searching and attending property inspections.

  • You do not mind spending your weekends and evenings attending disappointing property inspections.

  • You do not mind spending your evenings on property searches, instead of spending time with your loved ones.

  • You do not mind the risk of buying the wrong Melbourne property.

  • You do not mind over paying for your Melbourne property.

  • You trusted and graduated from the University of Google and/or University of Facebook.  You trusted the faceless "experts" behind the public domain advice, and you can differentiate fact from fiction.

  • You are happy with the public property listing boards, and are not interested with the fact that more than 70% of the Melbourne properties sold or bought were never listed publicly.

  • You do not mind going all out, to out-bid your competitor.

  • You insist on low balling offers for properties.  We do not want to waste your time.

  • You insist on profiting from the misery of motivated sellers.  Sorry, our integrity says no to us profiteering from unfortunate homeowners.  But we will still get the best buying outcome for you.

Are all buyers agents in Melbourne the same?

No.  Not all are the same.  Here's why...

Did you know, there are too many property buyer experts who are unlicenced?  Yes, property buyers agents are property agents, and we have to be licenced and appropriately insured, just like any other property agents.  We are bound by the same code of conduct and law to ensure our clients are protected and are receiving the appropriate home buying service and advice.  

There are, unfortunately, too many unlicenced property spruikers claiming to be buyers agents and property investment experts in the market.  They charge you a fee to sign up to their "property mentoring program", and then charge another set of fees to buy a "good investment property at a good discount" for you.  And they always seem to have bought near the properties they are selling to you.

It's not surprising that many such fake buyers agents are receiving substantial commissions from the developers they recommend.

Isn't it good to be receiving money from both the sellers and buyers?  How neutral will their recommendations be?  Would they prefer to sell more for someone giving them more commission?  Or are you missing out on some really good deals simply because they do not get any commission?  

It is illegal for a licenced buyer agent to receive commissions from the seller and charging the buyer a fee.  This is to ensure that buyers receive the most impartial and independent advice on the property.  But you do not get the same protection from fake property consultants...  

Who would benefit from using a Buyers Agent in Melbourne?

From our years of experience, the ideal buyers who will benefit from the services of a Buyers Agent or Buyers Advocates are:


Property buyers who are:

  • Time Poor.  Do not have time to be searching, and inspecting properties.

  • Do not know where to buy.

  • Inexperienced in buying properties in Melbourne.

  • Do not like to deal with real estate agents. 

  • Are inexperienced negotiators.

  • Are inexperienced bidders at auctions.

If one or more of the above describes you, you will benefit from the services of a buyer's agent.

What is an off-market property in Melbourne?

There could be many reasons why a property is "off-market".  Generally, an "off-market" property is a:

  • Property which is not for sale.

  • Property which is for sale, but not advertised on the main real estate websites such as realestate and domain.

  • Property which is for quick sale, at all cost.

  • Property that was previously listed and marketed and then withdrawn from market.

Very often off-market properties are also not staged for sale.  And it takes an experienced property professional to see through the clutter, to appreciate the true value of the property.

What is the difference between Off-the-Plan and House-and-Land mortgage?

In an Off-the-Plan purchase, you typically make a 10% deposit for the purchase, and the remaining 90% is due when it it ready for settlement.  You have 1 single mortgage for the purchase.

In House-and-Land purchase, you will have 1 mortgage for the land, and a separate construction loan to build the house.  Payment is made to the builder usually at 6 different stages of the construction phase.

How do I calculate yield?

In property investment, there are 2 main types of yield.  Net Yield and Gross Yield.  Here are the differences.

How do you inspect a Melbourne property without being physically on-site?

It takes a lot of trust to believe the sales agent.  Afterall, the sales agent works for the seller and are legally required to protect the interest of the seller, NOT the buyer.  Our independent buyers advocates is the exact opposite of the vendor agent.  Our buyers advocates are engaged by you, the buyer, to help and protect you in the property transaction. When it comes to property inspections, we can inspect the property on your behalf, and provide you with an independent review of the property.

How can you buy an interstate property in Australia?

If you are planning to purchase an interstate property, the easiest and safest way is to engage the services of a buyer's agent.  If you are overseas or not in Melbourne, but are interested to buy a property in Melbourne, our Melbourne-based buyer's agent is on your side.  We ensure you are taken care of, in the property purchase.  We are your on-site professional buyers advocate who will represent you in your purchase.  We inspect the property, perform the due diligence, and organise the entire purchase process on your behalf.

How can I buy my property in Melbourne fast and with confidence?

Being prepared and being always aware of the every evolving property market is the key to buying your property fast and confidently.
You should be sufficiently informed of the market to be able to look at a property and determine its demand, appeal, potential.
It takes months of research in the area, and a good understanding of the vendor and buyer demographics, plus good insight and data support to be able to do that.

Can a Real Estate Buyer's Agent provide financial or investment advice?

A real estate agent's core skills and experience are in properties.  A real estate sales agent protects the interest of the seller, and they usually ensures they sell your property for the highest price.  A Buyers Agent, on the other hand, protects the buyer's buying interest, and we help ensure you are getting the fairest representation in the property purchase.  A good buyers agent would be able to confidently forecast the future price growth and potential of a property, based on characteristics of the property, and the market demands and conditions.

But can a real estate agent provide financial and property investment advice?  Our honest answer: NO.  Real estate agents, or buyers agents are not skilled in providing financial advice.  Sadly, many buyers agents in the industry are advertising that they can provide you with FREE financial planning and property investment planning advice, in order to get your business.  Ask for their Australian Financial Services Licence (AFSL) if you come across one. 

We don't provide financial planning advice.  Our agents are, however, successful investors and we know a good deal and property with good potentials when we see one.

How much are buyers agent services and knowledge worth?

High performing professional property buyers and property investors know the quality and savings from the services of a buyers agent is worth more than the cost of the property buying service.

Exactly how much you will be saving depends on your personal situation.  Obviously, if you're budget is $500k, you won't be saving millions.  But, based on averages in Melbourne, using the services of a buyer agent can potentially save you over $100,000!  Find out why.

How can I find a Melbourne buyers advocate near me?

Buyer's advocates is not a new concept in Australia. Buyers advocates fees used to be expensive as they cater mainly to the rich and professional investors.

But savvy mums-and-dads property investors in Melbourne are starting to realise the confidence of buying the right property quickly, with the help of buyers agents in a property purchase.

How to you choose the right buyer's advocate near you?

Ensure they:

  • are fully licenced

  • are fully insured

  • are truly independent

  • understand what you want from the property

  • are honest and upfront.

People who aren't afraid to loose a business and tell you what you don't like to hear, are people whom you can always trust to tell you the bad news.


There are red flags to watch for, when you choose a Buyers Agents.  Be wary is the buyers agents:

  • insist on a particular property "strategy"

  • seem to be buying where they recommend

  • who thrash others' opinion

  • who thrash your property expectations and insist on replacing that with their recommendations

  • insist on recommending brand new or off the plan or house and land packages, and charge you a fee for that recommendation.

How does Concierge Buyers Advocates deliver an efficient cost effective Buyers Agent Service?

As any good buyer agent should, we spend over 80% of our time on the road.  We are inspecting properties, visiting clients, visiting project sites, or networking and negotiating with other agents.  We do not need a physical office, so, we cut out the fancy office.  

To bring you a cost effective buyer's advocacy service, we don't do fancy marketing spins such as property investment master-classes, property buying podcasts, property investment workshops, publishing property investment 101 books, etc. 
We put our time and energy into our core focus, to help property buyers and first home buyers outsmart the property market, find the right property and avoid the inflated pricing.  
What does this mean to our clients?  Cutting out these fluff saves our clients over $3000 per engagement.  We pass that savings to our clients, and that is how we can consistently provide our clients with an affordable, cost-efficient and honest buyers agent service in Melbourne.

Does it save to engage a buyer's agent in Melbourne?

Here is why people pay when you can do it yourself.  This is a good question which many of our clients have asked.

​​

  • Saves you money:  They understand the property market, and they have the industry knowledge, know what is really happening in the market.  They are in it all day.  They know the fair valuation of a property, get the best price for you and prevent you from overpaying unknowingly.

  • Reduce your stress:  Buying a home or investment property is full of stress and anxiety.  It is a very tiring, discouraging, frustrating and unforgiving process.  The buyer's agents' job is to make this property buying process as stress-free as possible for buyers like you.

  • Saves you time: Time lost, is gone forever.  The faster you buy a property, the quicker you gain from the investment.  Studies by consumer group, Canstar, have shown, buyer's agent can reduce the time you waste on house hunting.  No more wasted weekends, gain more time with your family.  Here at Concierge Buyer's Advocates, we take an average of 6 to 8 weeks to find the right property for our clients.

  • More properties to choose from:  Over 70% of the transacted properties are not listed in any public domain boards.  Buyer's agents contact in the industry, have given them access to all properties available for sale and the best buyer's agents like us,  have access to “off market” properties (or silent listing) that you wouldn't have known.

  • Levels the playing field:  Selling agents are not your friend.  They are required by law, to look after the interest of the seller, ie, to get the best selling price.  This obviously work against you, the buyer.  To play fair, you need an industry professional to look after your interest and to level this playing field.  If you were to attend a court session, you wouldn't represent yourself, would you?

  • Access to professional insights.  Professional buyer's agents like us invest tens of thousands annually to purchase property research data, artificial-intelligence property analytics, purchase insights into real estate research tools.  These subscription-based data and information are worth more than the buyer's agent fees.  As our client, you are getting access to these invaluable property insider information, with your fees, in addition to the buying service.  Isn't this is good value for your fees?

  • Why Concierge Buyers Advocates? Here at Melbourne's buyer's agent service, we invest hundred's of thousands  in managing our own data analytics platform.  Our Chief Property Advisor is a Data Management, Big Data Scientist, and runs a 12-core/24-thread CPU, with 64MB Ram and over 100TB of property data.

Why can't a selling agent help me?

Selling agents, are required by law, to protect the interest of their client (the seller).  
They do not, and should not be helping you, the buyer, in the transaction.
There are however, some agents who claim to work for both, but if you think about it, will they really be independent?  Isn't there going to be a conflict of interest?
Ask yourself: would a Toyota dealer help you buy a Honda?
The property concierge service from independent buyer's advocates like us research across the whole property market, from top real estate agencies in the location, such as Ray White, Barry Plant, dig into listings such as realestate.com, domain,com, and many others, for your property.  We only pick the right property to suit your needs.

How do I find a good buyer's agent in Melbourne?

Not all buyers’ agents are the same.

Here are some questions you could find out, before engaging a buyer's agent:

1. Are they fully licensed real estate agents?

Be wary of hiring those who are do not hold a valid real estate licence.  There are many so-called buyer's agents or buyer's advocates who are actually not licensed estate agents at all.  Buyer's agents must be licensed, by law.

Do not risk putting one your the largest investments in the hands of somebody who do not have the experience needed to protect your interest. 

Do not be tempted to engage simply because of their lower fees.

If they can provide great service and add value for their clients, they do not have to attract you to their business by offering you low fees.

2.  Are they really an independent buyer's agent?

Or are they related to another real estate selling agency?  

How can they offer an independent, unbiased opinion on a property, if they are not dedicated buyer's agents?  Remember:  Would a Toyota dealer sells you a Honda?

3. Do you have access to off-market properties (or silent listings)?

70% of the transacted properties are never listed on the public market.  Not all sellers want the publicity that comes with a public listing.  And many sales do not have to be listed.  It is critical that your buyer's agent the right contact with the real estate agents, so they can tap into this silent market to help expand your selection.

4. How well do they know the area and the price range I am searching for?

An area specialist having good knowledge of the area if critical to helping you buy the right property, at the right location, at the right price.  If they do not have a strong knowledge of the area you are looking to purchase in, be wary.

What does a Melbourne buyer's agent fees cover?

Buyer's agents (or buyer's advocates) generally charge a non-refundable retainer fee (registration fee) of between $3,000 to $5,000.  There is also a success fee when they found the right property for you and have successfully purchased on your behalf.

This can be a percentage of the final purchase price, or a pre-agreed fixed fee.

The buyers agent fees at Concierge Buyers Advocates is your One-Stop property buying process, covering: 

  • Mortgage brokers, accounting and legal professional referrals, if necessary;

  • Property search;

  • Communications with agents;

  • Review and evaluate properties against your criteria;

  • Summarise property recommendations;

  • Communications with your mortgage broker, conveyancer / solicitor and accountant;

  • Manage other due diligence checks, including building and pest inspections, etc (you will be required to pay for these services separately);

  • Recommend and execute purchase strategies for you

  • negotiating/bidding at auction;

  • Pre-settlement inspection, and;

  • Keys collections.

We have other property buying services which you might be interested in here.  We have also tailored some of our property purchase plans to suit most of our customers.  Here's what we have.

Why don't other Melbourne property buyers use a Buyer's Agent?

Very Good Question.

In fact, many astute property buyers are engaging buyer's agents like us.  And this percentage is every increasing, as more people realise the benefits of using a buyer's agent.

Astute buyers, smart buyers, and professional property investors have long been engaging the services of a buyer's agent, to get the best deal in the property market.