Frequently Asked Questions (FAQ)
Buyers Agents Services

Are Buyer Agents and Buyers Advocates the same?

Yes—and no. In Australia the titles are often used interchangeably, but there is a subtle distinction:

• Buyers Agent – any licensed professional engaged (and paid) by the purchaser to source, assess and negotiate property.

• Buyers Advocate – a Buyers Agent who follows a stricter, buyer-first code of conduct and is widely regarded as the gold-standard within the industry.

​Both work exclusively for you—not the seller—providing market insight, risk protection and negotiation muscle. The key is independence: unlike selling agents who serve the vendor, a Buyers Advocate is legally and ethically bound to secure the best outcome for the purchaser, whether you’re chasing a first home or an investment in Melbourne’s competitive market.

And you have the semi Buyer's Agents.  These are sales agents who moonlight as buyers agents, often for free, and are paid by the property owners, or shares commissions with other sales agents.  These are unscrupulous sales agents masquerading as buyers agents.  Because they are paid by the seller, it legally makes them sales agents.  Calling themselves buyer's agents is a serious misrepresentation of their services.

What are the Advantages of working with a Buyers Agent?

• Precision property matching – we shortlist only the homes or investments that fit your goals, budget and growth strategy.

• Negotiation edge – armed with real-time data and auction know-how, we secure the property at the lowest achievable price and on buyer-friendly terms.

• Full due-diligence cover – inspections, contract reviews and price modelling handled in-house, so you purchase with total confidence.

• Independent, data-backed advice – no sales spin, just clear guidance that helps you make smart, compounding decisions.

• Time & stress saved – we manage every moving part, freeing you to enjoy the result rather than wrestle with the process.

In short, a buyers’ advocate gives you expert insight, risk control and measurable savings—turning a complex purchase into a calm, rewarding experience.

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

In Australia, a buyer’s advocate — often called a buyer’s agent — works exclusively for you, the purchaser.  Because you, as the buyer, hire and pay them, they scour the entire market (including off-market and pre-market opportunities), perform deep due-diligence, and negotiate with one objective: securing the right property at the lowest achievable price on price and terms that favour you.

On the other hand, the typical real estate agent you see listing properties for sale and at open for inspections, and such, are your listing agents, vendor agents or sales agents.   A listing or selling agent, is engaged and paid by the vendor (seller); their legal duty is to maximise the sale price and protect the seller’s interests, offering only the properties they have been contracted to sell. 

Put simply, a buyer’s agent is your independent strategist, saving you time, money and stress, while a selling agent is the vendor’s negotiator, focused on extracting the highest price from you.

Why Use a Buyers Agent in Melbourne?

Melbourne’s property scene is a high-stakes race where selling agents outmanoeuvre inexperienced buyers every weekend—eight out of ten leave empty-handed, and many of the “winners” unknowingly overpay. 

A dedicated buyer’s agent flips that script. We draft a tailored purchase strategy, open doors to off-market stock, and apply true-to-market valuations so you never bid blind.  While we handle inspections, negotiations and paperwork, you reclaim your weekends—knowing an expert who answers only to you is locking in the right home or investment at the right price.

If you value time saved, stress removed and dollars protected, a buyer’s advocate is your competitive edge in Melbourne’s fiercely contested marketplace.

How much are Melbourne Buyers Agents services and knowledge worth?

Only you can put a price on your time, your peace of mind and the confidence that you’re paying the right figure for the right property. Savvy Melbourne buyers— from seasoned investors to high-performing professionals—gladly invest a modest, fixed fee in a buyers advocate because they know the return is measured in months saved, stress avoided and tens of thousands protected at the negotiating table. 

We'll be honest.  Our service isn’t free, nor is it for everyone, but when the stakes involve a million dollar asset, the cost of expert guidance is invariably eclipsed by the value of secure, data-driven decisions and a seamless path to settlement.

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

The exact amount of savings hinge on the property, competition and the negotiator’s skill, but our track record shows the upside is often five-figures. By unlocking off-market options, nailing true market value and negotiating hard, clients regularly finish more than $20k-100 k ahead—and in one standout case, we shaved $500 k off the asking price.  Add the weeks of search time you reclaim and the stress you avoid, and the value of an experienced buyer’s advocate quickly eclipses the flat fee you pay. 

Thus, buyers who understand the need to use a buyer's agent often do not measure the savings in dollars.  

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But if you are still interested to how, here is how we saved one of our client $500,000.  Yes, that's half a million dollars.

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Read the facts here.

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

Let us be brutally honest with this answer.

No reputable buyers agents can—because price depends on market conditions, competition and the property itself.  Be cautious of agents who promise a set percentage up-front; the figure often evaporates once you’ve signed, or the “discount” is taken from an inflated starting price.

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At Concierge Buyers Advocates we never low-ball just to claim a win if it risks losing the home you love. Instead, we combine data-driven valuations with tailored strategy to secure the property on the lowest achievable terms for you—no hype, no hollow guarantees, just independent negotiation that puts your interests first.

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And if your idea of engaging a buyer's agent is still to ensure you get a guaranteed discount, we may not be the right match.  We can get Discounted Properties for you, though, but your expectations need to be realistic.

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

This is a very good question.  From our experience, here are some possibilities.

Some agencies inflate an asking price first, then claim a “discount” after shaving it back. Others collect incentives from developers eager to move stock, or steer you toward properties with hidden flaws—costly repairs, adverse histories, or oversupply risk. The headline saving looks impressive, yet the property itself may be overpriced or problematic.

At Concierge Buyers Advocates we refuse to play that game. Our 20+ years in the Melbourne real estate market have shown that no one can honestly guarantee a fixed dollar saving on every purchase.  What we do guarantee is independent, data-driven advice and disciplined negotiation that delivers the best achievable price for the property you genuinely want, without inflated starting points or conflicted incentives.

Integrity first, every time.

When should you NOT use a buyer agent in Melbourne?

We're upfront with our clients.  Integrity and honesty is why our clients have trusted 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 you, and our client.  Unlike other buyers advocates in the industry, we would rather turn a client away than to sign up a client who will not benefit from our services.

If you enjoy the property search, the trial-and-error, have the spare hours to comb listings, arrange inspections, run valuations, negotiate with agents and manage contracts—and you’re confident you can stay unemotional under auction pressure—our service may not be a good fit for you. 

For highly hands-on buyers with deep market insight and ample time, going solo can work.  We’d rather be upfront about that than accept a brief that we cannot add real value.

Do You Really Need a Buyer's Advocate?  A Quick 2 Minute Self-Check

Let's take this test.  If 2 or more of the following describes you, then you probably do not need a Melbourne buyers agent:

• Your can set aside sufficient time for the purchase process.

  • 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 paying too much for your property.

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

• 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 satisfied 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 insist on low balling offers for properties.  We want to keep our service commitment to you and 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.

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You will save yourself our buyers advocacy fees by purchasing properties on your own.  And we sincerely wish you good luck.

Are all buyers agents in Melbourne the same?

Melbourne’s market is crowded with unlicensed property spruikers and “investment consultants” or "investment strategists" who call themselves buyers agents, collect hefty enrolment fees or developer kickbacks, and push stock that benefits them—not you.  Ironically, Fishy sales tactics claiming to give you financial Freedom...  These are just marketers commissioned by developers to sell their products.  Not real investment specialists.

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Every Buyers Advocate at Concierge Buyers is fully licensed, insured and bound by a strict code of conduct that forbids taking commissions from sellers.  That legal independence means sellers are not incentivising us to sell their properties, and that ensures our advice stays impartial, our allegiance stays with you, and every recommendation is driven by data—not developer incentives. 

Protect your purchase: choose a genuinely licensed buyers advocate, not a marketing masquerade.

Who would benefit from using a Buyers Agent in Melbourne?

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

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Property buyers who:

• Are time poor.  Do not have enough time to search, and inspect properties.

• Do not know where to buy.

• Are inexperienced in buying properties in Melbourne.

• Do not like dealing with real estate sales agents. 

• Are inexperienced negotiators and auction bidders.​

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

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Most buyers looking to buy properties in Melbourne would benefit from using a Buyers Agent.  This includes first home buyers, investors, upgraders, busy professionals, and anyone looking to buy properties in the Melbourne market with confidence and minimal stress.  But people who engage Buyers Agents are buyers who do not mind investing approximately 1% of the property price to get valuable insights into the market and help to make the most informed decision when it comes to purchasing property.  Buyers agents also tends to include assistance with negotiations, advice on legal matters, and assist with the entire purchase process.

Where can You find a good buyer's agent in Melbourne?

Not all buyers’ agents are the same.​

Before you engage the buyers' agent, here are some questions which you should ask:

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1. Are they fully licensed real estate agents?

Be wary of hiring buyers agents who 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, to ensure they are police checked and you are serviced with the strict code of conduct you deserve.

This is your guarantee of legal protection and proven expertise.

Do not risk putting one your million dollar 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.

They are either inexperienced or are incentivised by commissions from sellers.  Reputable buyers advocates do not have to attract your business by offering you low fees.

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

If they are related to another real estate selling agency, they would not be independent.  Unconflicted advice is the only way your interests is their top priority, not their rice bowl.  How can they offer an independent, unbiased opinion on a property, if they are not dedicated, independent buyer's agents?  Remember this:  Would a Toyota dealer recommend a Honda to you?

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3. Do they 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 good properties can sell fast, without being listed.  It is thus critical that your buyer's agent has the right contact to tap into this silent market to help expand your property buying options.

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4. How well do they know the area and the price range you are searching for?

An area specialist having good knowledge of the area is 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. 

Be wary of new buyers agents and interstates buyers agents who claim to understand the area very well, simply by looking at a set of data.  Fact is, numbers are lag indicators.  Just ask our data-scientist boss, Raymondson. 

Numbers report things which had already happened 6-9 months ago.  IE, you are already 6-9 months too late, if you rely simply on these numbers.  Without the local first hand knowledge and boots on the ground experience in the area, every "future prediction" is just a guess. 

Tick all four boxes and you’ve found a true concierge-level partner—equipped to secure the right property at the right price, without compromise.

What does a Melbourne buyer's agent fees cover?

A Buyers Agent  or Buyers Advocates fees covers the cost of the search and buy service being provided by the buyers advocate.

Buyer's agents (or buyer's advocates) typically charge a upfront 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 fixed fee.

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The buyers agent fees at Concierge Buyers Advocates for our One-Stop property buying process covers: 

• Initial Consultation (free);

• Detailed Brainstorm, Exploratory Consultation; 

• Borrowing Power Assessment, mortgage brokers, accounting and legal professional referrals, if necessary;

• Property search;

• Communications with agents;

• 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

• Negotiation / bidding at auctions;

• Pre-settlement inspection, and;

• Keys collection.

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Here at Concierge Buyers Advocates, 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.

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

Engaging a first-class buyer’s agent isn’t an indulgence—it’s a calculated investment that quickly repays itself in dollars saved, hours reclaimed, and stress averted.  Here is why people pay when they can do it themselves:​​

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

• Reduce your stress:  Buying a home or investment property is stressful.  It is a very tiring, discouraging, frustrating and unforgiving process.  The buyer's agents helps you to find your property, deal with the sales agent, and manage the rest of the purchase transactions.  We 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.  Don't waste your weekends with property searches and inspections.  Get the expert buyers to do the dirty work. Spend 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, while someone buying on their own could easily take 6 to 12 months.

• More properties to choose from:  Over 70% of the transacted properties are not listed in any public domain boards.  Buyer's agents network of contacts 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 legally required, 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 buying interest and to level the playing field.  Picture this: if you were to attend a court session, would you represent yourself, or would you get an expert to represent you?

• Get professional, independent insights.  Professional buyer's agents like us invest tens of thousands annually in property research data, artificial-intelligence property analytics, buy insights with real estate research tools.  These subscription-based data and information are worth 5 to 10 times more than the buyer's agent fees you pay.  As our client, your fees gives you access to these invaluable property insider information, in addition to the buying service.  Isn't this good value for your fees?

• Professional Representation Advantage.  Most sales agents deny it.  But offers presented by Buyers Advocates usually exudes a sense of integrity and commitment to the purchase.  This puts such offers in better light as the agent knows they will have a sale, and are more willing to meet our conditions.

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

How does Concierge Buyers Advocates deliver a low fee Buyers Agent Service?

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

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. 

We stay fully independent, to save on unnecessary gimmicky royalties and franchise licensing fees.  What does this mean to our clients?  Cutting out these fluff saves our clients over $8000 per engagement.  And we pass that savings to our clients.  

That is how we can consistently provide our clients with an affordable, cost-efficient and honest buyers agent service in Melbourne, without cutting corners.

Where can I find off-market property in Melbourne?

An "off-market" property is one that is not openly listed.  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. 

Some sources claim that you can get off-markets simply by asking an agent.  Fact is, many of these so-called "off-market properties" which sales agents have are fake.  Owners wants to sell, but are usually unwilling to pay for advertising or have very ridiculous price expectations that the agents are unwilling to put their names against it.  Thus they are not openly listed.  However, because we are talking to property owners all the time, buyers agents would have hundreds of genuine off-market properties.  But we do not disclose them until we qualify our clients.  We only disclose off-market properties which we think the client will want.  We respect the sellers' privacy.

How do I calculate yield?

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

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 can I find a Melbourne Buyers Advocates near me?

Buyer's advocates is not a new phenomenon in Australia.  Buyers advocates have been around for decades, but their fees used to be high as they cater predominantly to the upper class and professional investors.

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

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.

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Buyers Advocates who aren't afraid to loose a business and tell you what you don't want to hear, are usually those whom you can always trust to tell you the bad news.

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

• insist on a particular property "strategy"

• seem to have bought a house for himself/herself wherever they are recommending

• who thrashes others' opinion

• who thrashes 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 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, our independence ensures you get the real picture of the property condition.  We do not need you to buy that property, and we have nothing to sell.  We are not after a sale, so we can afford to honestly let you know the condition of property. 

How can you buy an interstate properties in Australia?

Looking to buy a property interstate or from overseas?

Engage the services of a buyer's agent for an easy and safe purchase process. Our Melbourne-based buyer's agent is here to represent you and ensure you are taken care of every step of the way.  As your on-site professional buyers advocate, we will inspect the property, perform due diligence, and organise the entire purchase process on your behalf.

Why can't a real estate Selling Agent help buyers?

If you're looking to buy a property, it's important to understand that selling agents work for the seller, not the buyer.  They are legally obligated to get the highest possible price for the seller, so they cannot legally represent buyers' interests in the transaction.  While some agents claim to work for both the buyer and the seller, take this with a pinch of sale, as there is a clear conflict of interest.

At our independent property buying concierge service, we're different.  As independent buyer's advocates, we have no vested interest in the property sale.  We can buy from anyone and anywhere, giving you access to the entire property market.  We research top real estate agencies such as Ray White and Barry Plant, listings on sites like realestate.com and domain.com, and our network of property sources to find the perfect property to suit your needs.

Don't settle for less than a true independent representation when buying your property.

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 your 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.

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

No, a real estate buyer's agent cannot provide financial or investment advice. 

As a real estate buyer's agent, we specialize in properties, not financial advice. Only licensed financial advisors can provide that.  While real estate sales agents protect the interest of sellers and aim to get the highest price for their properties, buyer's agents protect the buyer's interest and help ensure a fair representation in the purchase process.  Our experience and understanding of the property market can help us confidently forecast the future price growth and potential of a property based on its characteristics and the market conditions.

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Some buyer’s agents claim to offer free financial planning or investment advice—but be cautious. If they do not hold an Australian Financial Services Licence (AFSL), their advice is legally worthless marketing fluff.

Without an AFSL, it is illegal to provide financial advice in Australia. So, if a buyer’s agent promises financial projections, investment strategies, or wealth-building advice, ask to see their AFSL—chances are, they don’t have one.

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At Concierge Buyers Advocates, we don’t make empty promises. Our licensed buyer’s agents are also successful property investors who know a good deal when we see one. We’ll help you buy the right property, at the right price—but for financial planning, we always recommend consulting a licensed financial advisor.

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.

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

There are several reasons why some Melbourne property buyers choose not to use a buyer's agent.

1. They may not be aware of the benefits of using a buyer's agent, as buyer's agent services are still relatively new in Australia.

2. Some buyers may believe that they can handle the buying process on their own, without any expert assistance.

3. Some buyers may not want to pay the fee for a buyer's agent, thinking that it's an unnecessary expense.

However, as more people become aware of the benefits of using a buyer's agent, and as the property market becomes more competitive, it is likely that more buyers will choose to engage a buyer's agent to help them

1. get ahead of other buyers,

2. navigate the buying process and

3. get the best possible deal.

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Just like other overseas matured markets such as USA and UK, buyers not represented by buyers will increasingly be sidelined in the buying process, and being taking advantage of by the sales agents.  They are easy target who will fall for the sales agents' marketing campaign, and pressure sell tactics.