How to Choose the Right Buyer’s Agent: Essential Criteria for a Successful PropertyPurchase.

Buying property is one of the largest investments people make in their lifetime and it’s not something done often for the majority, yet this decision and its implications are mostly underestimated. 

Enter the rise of the Buyer’s Agent!  Unfortunately, the current barriers to entry are very low, there are loopholes in the qualification and licensing process that allow new entrants to fast-track the system and now the flood gates have further opened with the phasing in of Automatic Mutual Recognition (AMR).  This allows new Buyer’s Agents into the market operating without the correct qualifications or experience and literally practicing, unsupervised with consumers’ money.   

In my capacity as NSW State Manager for the Real Estate Agent’s Association (REBAA) and Buyer’s Agent Chapter Representative for the Real Estate Institute of New South Wales (REINSW), it is our mission to work with the respective government agencies in each state and territory, to close the gaps and protect consumers.  

Consumers should be aware of the difference between the fake it ‘til you make it agents and those that are qualified, skilled and experienced.  Don’t be fooled by the shiny office and/or flashy social media…..it can be all ‘smoke and mirrors’. 

When selecting a skilled and experienced buyer’s agent, the key criteria to assess are:

1. Licensing and Accreditation
   • Ensure they hold a valid real estate licence in each state/territory they operate in. In NSW either a class 1 or class 2 real estate license is required (not operating under someone else’s). 
   • Look for membership with reputable and leading industry associations such as REBAA, REINSW and PIPA. If they are not, why?
2. Specialisation and Experience
   • How long have they held their license for? In NSW an agent requires minimum 2 years’ supervised industry experience with a  Certificate of Registration, before qualifying for and obtaining a class 2 and 3 years for a class 1. To be fully versed in regards to the market, process and negotiation, 5 years is best practice. You can conduct a Property License Check with the relevant government agency in your state or territory eg. Service NSW.
   • Assess their experience in your target market (location, property type, price point).
   • Ask for examples or case studies of recent purchases similar to what you’re looking for.
3. Independence and Exclusivity
   • Confirm they act solely for buyers (not selling agents or mortgage brokers) to avoid conflicts of interest. Who is paying them?
   • Check whether they accept commissions or kickbacks from selling agents/developers etc. and are they disclosed upfront?
4. Local Market Knowledge
   • Deep understanding of suburb/street-level nuances, market trends, risk identification, off-market opportunities and vendor behaviours.
   • Ability to assess true market value and provide realistic price guidance.
   • Are they based locally in each area of operation, if not, how do they research and understand the demographic, how do they conduct their process, who is on the ground?
5. Negotiation Skills
   • Proven track record of achieving favourable purchase prices and terms.
   • Ask about their negotiation strategies and success rate.
   • What is their background in negotiation? One who has negotiated both sides of a transaction during their career, will have the most strategic and experienced edge.
6. Transparency and Fee Structure
   • Clear, upfront explanation of fees (fixed fee or percentage / engagement and success fee).
   • No hidden costs or incentive structures that compromise your interests.
   • Is the fee structure in line with the general market, or are they undercutting? Cheap or discounted fees are a red flag.
   • Do they guarantee or promise specific outcomes?  Again, a red flag.
7. Process and Communication
   • A clear, structured approach to property search, due diligence and settlement.
   • Regular, proactive communication with defined updates and reporting.
   • Do they physically inspect each property, or do they rely upon technology or a third party?
8. Client References and Testimonials
   • Verified client reviews (not just friends, family or agents) and willingness to provide past client contacts for you to speak to.
   • Evidence of repeat and referral business.
9. Due Diligence Expertise
   • Knowledge of building/pest inspections, zoning and legal considerations.
   • Ability to flag risks early (e.g., overcapitalisation, upcoming developments).
   • What resources/tools do they utilise and can they provide their detailed process.
10. Alignment with Your Goals
    • Takes time to understand your objectives and risk tolerance.  
    • Are they owner-occupier or investor focused?  Do they have the skill and capacity to service both?
    • Do they specialise only in residential, or do they have expertise with other property types eg. commercial, industrial or development?
    • Tailors their approach (not a one-size-fits-all service).
    • You feel a sense of trust and comfort.

The bottom line is…..Real Estate is not a game and no matter which way you spin it, the definition of expertise is; the high level of knowledge, skill and experience in a particular field or subject, gained through study, training and practical application over time.