Researching locations
Working with a buyer's agent or property sourcing service
What a buyer's agent actually does, why it's a licensed and regulated activity, the documented conflict-of-interest risk to watch for, and how to verify one in your state before engaging them.
- A buyer's agent (or "property sourcing service") works for you, not the seller — a selling agent, including one showing you through an open home, works for the seller.
- It's a licensed, regulated activity in every state and territory — verify the actual licence on the relevant public register, don't rely on a website claim.
- The key risk is an undisclosed benefit from a seller, developer or selling agent — this is directly regulated (illegal in Victoria; strict disclosure duties in NSW) and worth asking about explicitly, in writing.
- Fees are commonly 1.5%-3% of the purchase price or a flat fee (roughly $10,000-$33,000, market-reported) — get the exact structure and what's included in writing.
- REBAA membership is a useful, checkable signal — but even REBAA's own guidance says to verify the state licence yourself rather than relying on membership alone.
What is a buyer's agent or property sourcing service?
A buyer's agent (also called a buyer's advocate, or sometimes marketed as a "property sourcing service") is engaged by and works for the buyer, not the seller — searching for and shortlisting properties, researching and inspecting them, advising on an offer, negotiating or bidding at auction on your behalf, and coordinating with other professionals through to settlement (Real Estate Buyers Agents Association of Australia (REBAA), verified 15 Aug 2026). "Property sourcing" is more often used by services that lean toward investment-property sourcing, sometimes including finding off-market stock — but the terms overlap heavily and aren't used consistently, so ask directly what a service actually does rather than assuming from its name.
This is different from a selling agent, who is engaged by and legally acts for the seller — including one who shows you through a property at an open home. A selling agent's job is to get the best price and terms for the seller; a genuine buyer's agent's job is to work only for you.
It's a licensed, regulated activity
A buyer's agent must hold the same real estate agent licence or registration required of a selling agent in whichever state or territory they operate — it is not an informal or unregulated service (Real Estate Buyers Agents Association of Australia (REBAA), verified 15 Aug 2026). This matters directly if you're buying across a state border (for example, engaging someone for a Sydney purchase while living in another state): confirm they're actually licensed in the state where the property is, not just where their office is.
Verify the licence — every state and territory has a free public register
Don't rely on a website claim or business card alone. Every Australian state and territory publishes a free public register where you can check a real estate/property agent's current licence status:
| State/territory | Register |
|---|---|
| NSW | Verify NSW (NSW Fair Trading) (NSW Government (NSW Fair Trading), verified 15 Aug 2026) |
| VIC | Consumer Affairs Victoria — estate agents public register (Consumer Affairs Victoria, verified 15 Aug 2026) |
| QLD | Office of Fair Trading — check a property licence (Queensland Government (Office of Fair Trading), verified 15 Aug 2026) |
| WA | Consumer Protection — licence and registration search (WA Government (Consumer Protection), verified 15 Aug 2026) |
| SA | Consumer and Business Services — find a licence holder (SA Government (Consumer and Business Services), verified 15 Aug 2026) |
| TAS | Property Agents Board of Tasmania — Register of Property Agents (Property Agents Board of Tasmania (statutory body), verified 15 Aug 2026) |
| ACT | Access Canberra — occupational licences register (ACT Government (Access Canberra), verified 15 Aug 2026) |
| NT | Licensing NT — Public Register (NT Government, verified 15 Aug 2026) |
How they're paid
Buyer's agent fees are commonly structured either as a percentage of the purchase price (industry sources report roughly 1.5% to 3%, plus GST) or a flat fee (commonly reported in a roughly $10,000 to $33,000 range depending on service level and location), often with an upfront engagement fee and the balance paid at or near settlement (Buyers agency industry sources (commercial; multiple corroborating), verified 15 Aug 2026). These are market-reported ranges, not a regulated or fixed figure — get the actual fee structure, and exactly what's included, in writing before engaging anyone.
The conflict-of-interest risk to actually watch for
The single most important thing to establish is whether the person or service is paid only by you, or also receives a benefit from a seller, developer or selling agent connected to a property they show you. A service earning an undisclosed commission from the seller's side isn't working only for you, no matter what it calls itself — and this isn't a grey area, it's directly regulated. In Victoria, it's illegal for a licensed agent to keep a rebate — monetary or not — received in connection with your transaction; it must be paid to you, with penalties up to 240 penalty units for repeat offences (Consumer Affairs Victoria, verified 15 Aug 2026). In New South Wales, agents must act in your best interests, must declare any personal, family or commercial relationship with a service provider they refer you to, and are generally prohibited from accepting gifts or benefits that could give rise to a conflict of interest, with penalties up to $110,000 for a corporation (NSW Government, verified 15 Aug 2026). Other states regulate this the same way in substance, with their own specific rules — ask directly, in writing: "Do you or your business receive any commission, rebate, referral fee or other benefit from any seller, developer or selling agent connected to a property you show me?" A genuine buyer's agent should answer that without hesitation.
Industry association membership — a signal, not a substitute
REBAA (the Real Estate Buyers Agents Association of Australia) is the industry's own peak body. Membership requires holding a valid licence in every state a member buys in, at least $2 million professional indemnity insurance, a minimum two years' experience, adherence to a code of conduct that prohibits secret commissions and undisclosed related business activities, and not being involved in any selling-side activity (Real Estate Buyers Agents Association of Australia (REBAA), verified 15 Aug 2026). Treat REBAA membership the same way this site treats a builder's industry-association membership elsewhere: a useful, checkable signal, not a substitute for verifying the actual state licence yourself — REBAA's own guidance says the same thing.
How to evaluate one
- Verify the licence directly on the relevant state or territory's public register — not from a website claim.
- Ask directly whether they receive any commission, rebate or benefit from any seller, developer or selling agent — get the answer in writing.
- Ask what's actually included — full search-through-to-settlement service, or negotiation/bidding only — and get the total fee in writing before engaging.
- Ask for recent, relevant experience in the specific area you're searching, not just general experience — and ask for references.
- Check REBAA membership as one useful signal, while still verifying the licence yourself.
Practical checklist
Before engaging a buyer's agent or property sourcing service
- Verify their current licence on the relevant state or territory public register
- Ask directly, in writing, whether they receive any commission or benefit from a seller, developer or selling agent
- Get the fee structure and exactly what's included in writing before engaging
- Ask for recent experience and references in the specific area you're searching
- Check REBAA membership as one signal, alongside verifying the licence yourself
Questions for a professional
- Are you licensed in the state where this property is, and can I see your current licence details?
- Do you or your business receive any commission, rebate, referral fee or other benefit from any seller, developer or selling agent connected to a property you show me?
- What exactly is included in your fee, and what happens if I don't end up buying?
- How many purchases have you completed recently in this specific area?
Official resources
- REBAA — Real Estate Buyers Agents Association of Australia
- Verify NSW — Property and real estate agents
- Consumer Affairs Victoria — estate agents public register
Sources and methodology
- About REBAA — Real Estate Buyers Agents Association of Australia (REBAA) (retrieved 15 Aug 2026)
- REBAA Membership requirements — Real Estate Buyers Agents Association of Australia (REBAA) (retrieved 15 Aug 2026)
- Rules of conduct for property professionals — NSW Government (retrieved 15 Aug 2026)
- Authorities, rebates and commission — estate agents — Consumer Affairs Victoria (retrieved 15 Aug 2026)
- Buyer's Agents: How to vet the experts — Real Estate Buyers Agents Association of Australia (REBAA) (retrieved 15 Aug 2026)
- Buyers agent fee ranges (industry-reported, 2026) — Buyers agency industry sources (commercial; multiple corroborating) (retrieved 15 Aug 2026)
- Verify NSW — Property and real estate agents — NSW Government (NSW Fair Trading) (retrieved 15 Aug 2026)
- Public register — search for licensed estate agents — Consumer Affairs Victoria (retrieved 15 Aug 2026)
- Check a property licence — Queensland Government (Office of Fair Trading) (retrieved 15 Aug 2026)
- Consumer Protection licence and registration search — WA Government (Consumer Protection) (retrieved 15 Aug 2026)
- Find a licence holder — SA Government (Consumer and Business Services) (retrieved 15 Aug 2026)
- Register of Property Agents — Property Agents Board of Tasmania (statutory body) (retrieved 15 Aug 2026)
- Licensing for business, real estate and stock and station agents — ACT Government (Access Canberra) (retrieved 15 Aug 2026)
- Licensing NT — Public Register — NT Government (retrieved 15 Aug 2026)
Figures on this page are drawn from Delora's local knowledge graph, refreshed from these primary sources and checked for changes on a regular schedule. If a figure here looks out of date, the official source above is always the authority — please let us know.