Buying property is one of the most significant financial decisions you’ll ever make, and the stakes are high. It’s natural to wonder: is my buyer’s agent really working for me, or are they more interested in closing the deal and collecting their commission?
Here’s the fundamental difference you need to understand: a good buyer’s agent works for you, not for the sale. They’re your advocate, your researcher, and your reality check. But how do you know if the agent you’re considering meets this standard? The answer lies in three critical tests.
First test: prove it with data
Walk into many buyer’s agent consultations and you’ll hear confident statements about property values, growth potential, and fair market prices. But here’s the problem: opinions aren’t enough when you’re investing hundreds of thousands of dollars.
Many agents rely on generalised online estimates from platforms like Domain or Realestate.com, or even aggregated reports that provide broad market overviews. While these tools have their place, they often lack the granularity needed to make truly informed decisions. Even RP Data has its limitations when it comes to hyper-local market conditions. The data also doesn’t represent the property’s current state – the kitchen’s update, the new bathroom, the new deck and entertainment area. This all should be considered with the value.
The solution? A trustworthy buyer’s agent must back up every price recommendation, growth prediction, and negotiation point with cold, hard, recent data from the market but also from their own client experiences and region knowledge.
At Property Solutions 101, we use up-to-the-minute sales data developed through the work we do, not just based on aggregated reports. We show you the source material: recent comparable sales on the specific street or immediate area, detailed analysis of property performance trends, and expert insights drawn from our deep knowledge of the Hunter region. When we recommend a property for investment, we can give you the valuable data which backs up our recommendation.
Independence test: who are they really working for?
This is where things get uncomfortable for many buyers – because the truth is, not all buyer’s agents operate with complete independence.
The red flag: Some agents accept “cuts,” commissions or referral fees from selling agencies, developers, or financial services providers. This creates a clear and direct conflict of interest. When an agent stands to benefit financially from steering you toward certain properties or service providers, can you really trust their advice is unbiased?
The dual-agency model – where agents have affiliations with selling brands or receive kickbacks, might seem convenient, but it fundamentally compromises the agent’s ability to put your interests first.
Property Solutions 101 is 100% independent. We do not accept referral fees or commissions from selling agents, developers, or any third parties. Our only financial relationship is with you, our client. This ensures our advice is completely unbiased and focused solely on achieving the best outcome for you – not padding our income through hidden arrangements.
Transparency test: what’s not being said?
A trustworthy buyer’s agent doesn’t just sell you on a property’s best features. They provide the good, the bad, and the ugly.
Does the agent highlight potential risks? Are they upfront about rising insurance costs in flood-prone areas, known issues with strata management, or declining local demographics that could affect future resale value? Or do they gloss over the negatives to push the sale through?
Transparency also extends to the business relationship itself. A reputable agent is open about their contract terms and what you can expect throughout the buying process. There should be no surprises, no hidden costs, and no pressure tactics.
If an agent seems evasive when you ask tough questions or focuses only on why you should buy without discussing potential drawbacks, that’s a warning sign.
Your actionable checklist: three questions to ask every agent
Before you commit to working with any buyer’s agent, ask these three critical questions:
1. “Can you show me the three most comparable sales used to justify this price, and what is the source of that data?”
This tests their data reliability. A good agent will have this information at their fingertips and be willing to walk you through it in detail.
2. “Do you or your firm accept any commissions, rebates, or referral fees from real estate agencies, developers, or sellers?”
This tests their independence. The answer should be a clear, unequivocal “no”. Anything else is a red flag.
3. “What is the single biggest risk or long-term weakness you see in this property or area, and how do we mitigate it?”
This tests their unbiased perspective and transparency. An agent who can’t – or won’t – identify potential downsides isn’t giving you the full picture.
The bottom line
Your buyer’s agent should be your most trusted advisor in the property market. They should arm you with data, operate with complete independence, and give you honest assessments even when the truth isn’t what you want to hear.
Don’t settle for sales talk and half-truths. Get the clear, data-driven, and 100% unbiased advice you need to buy confidently. Book a free, no-obligation consultation with the independent experts at Property Solutions 101 today.