Who pays the buyers agent?

The buyer pays the buyers agent. This is fundamental to the value they provide: their loyalty is not divided. The selling agent is paid by the vendor, while the buyers agent is engaged and paid by you to represent your interests exclusively.

Is the engagement fee refundable?

The upfront engagement fee is typically non-refundable if you decide to stop the search. However, it is almost always deducted from the final success fee upon a successful purchase. Confirm this in your agency agreement before signing.

Are buyers agent fees tax deductible?

For investment properties, buyers agent fees may be deductible as a capital expense (added to the cost base for CGT purposes). They are generally not immediately deductible as an ongoing expense. Always consult your accountant for advice specific to your situation.

Can I negotiate a buyers agent's fee?

Some agents have fixed fee schedules, while others may have flexibility. Focus on value over price. The cheapest quote is not automatically the best outcome, so ask each agent how they would approach a purchase like yours and what they have done recently on comparable briefs.

What's included in the fee?

A full-service fee typically covers strategy development, property search (on and off-market), inspections, due diligence coordination, price appraisal, negotiation or auction bidding, and settlement support. Third-party costs like building inspections and strata reports are usually separate.

Tranquil daytime pathway in Mosman on Sydney's North Shore

2026 pricing guide

How much does a buyers agent cost?

Fee structures, city-by-city pricing, and what to expect across Australia.

Compare Agents & Fees

What you should expect to pay

Buyers agent fees in Australia are not standardised. They vary based on location, the complexity of your brief, the level of service you need, and the agent's experience. The two main fee models are a fixed flat fee or a percentage of the purchase price.

Despite the upfront cost, a skilled buyers agent is better judged as an investment than as a line item. Their negotiation expertise, off-market access, and due diligence are what the fee buys.

$0K

Fixed fee minimum

full-service engagement

$0K+

Fixed fee maximum

prestige / complex briefs

Percentage fee (typical)

of final purchase price

$0K–$5K

Engagement retainer

deducted from success fee

Fixed fee upper range by city

Full-service engagement, search through settlement

SydneyUp to $21K+

MelbourneUp to $18K+

BrisbaneUp to $18K

CanberraUp to $15K

PerthUp to $15K

AdelaideUp to $12K

Prestige searches in Sydney can exceed $25,000. All figures are indicative, so always request a formal quote.

Fee structures explained

Understanding the difference between fixed, percentage, and hybrid fees is critical. Each model has implications for your budget and the agent's incentives.

	Fixed Fee	Percentage Fee	Hybrid
Cost certainty	High. Exact cost from day one, no surprises.	Lower, since final cost moves with the purchase price.	Moderate, with a fixed base and a variable success component.
Agent incentive	Find the best property regardless of price.	Could theoretically benefit from a higher purchase price.	Aligned, because the fixed base covers work regardless of outcome.
Budget planning	Simple: one fixed cost to factor in.	Harder, since the fee is a moving target until settlement.	Moderate. Base is known; success component varies.
Best for	Buyers who value transparency and budget certainty.	Lower-value purchases where the % yields a modest fee.	Investors wanting agent skin-in-the-game on outcome.
Typical range	$8,000 – $25,000+ depending on city and scope.	1.5% – 2.5% of the final purchase price.	Fixed base ($5K–$12K) + 0.5–1% success fee.

Fixed Fee

$8,000 – $25,000+

Cost certainty

High. Exact cost from day one.

Agent incentive

Find the best property regardless of price.

Best for

Buyers who value transparency.

Percentage Fee

1.5% – 2.5%

Cost certainty

Lower, moves with purchase price.

Agent incentive

Could benefit from higher price.

Best for

Lower-value purchases.

Hybrid

Fixed base + 0.5–1%

Cost certainty

Moderate (base known, success varies).

Agent incentive

Australian Capital Territory

Fixed fee range

$10,000 – $15,000

Percentage fee

1.5% – 2.5%

A stable, high-income market with consistent demand. Limited agent pool means less fee variation.

Full state-by-state breakdown: Buyers Agent Fees by State

What does the fee actually cover?

A full-service fee covers every phase of the purchase journey, from initial strategy through to keys in hand, well beyond simply "finding a house".

Strategy & brief

Deep consultation to define your goals, budget, location criteria, and deal-breakers. Forms the blueprint for the entire search.

Property search

Exhaustive search across public listings, off-market networks, and pre-market opportunities, narrowed down to a shortlist worth your time.

Due diligence

Appraisals, building and pest inspections, strata reports, contract review, comparable sales analysis, and council / flood checks.

Negotiation & auction

Expert, emotion-free negotiation using data-driven strategies, or professional auction bidding with a clear pre-agreed plan.

Settlement support

Liaison with your solicitor, broker, and the selling agent to ensure a smooth path from contract to keys.

What affects the cost?

Several factors determine the final fee. Knowing which of them a quote is responding to is what lets you judge whether it is fair, and compare two quotes like for like.

Scope of service

Full service (search + negotiation + settlement) costs significantly more than negotiation-only or auction bidding. Defining your exact needs upfront lets you compare like-for-like quotes.

City & market competition

A search in Sydney's Northern Beaches, where buyers outnumber available properties, demands more time, skill, and relationships than a regional brief.

Property value

Higher-value properties attract higher fees, particularly on a percentage model. Prestige searches ($3M+) often carry premium pricing regardless of model.

Agent experience

Elite agents with decades of market knowledge and a strong off-market network charge a premium. Ask what that premium buys, and for recent purchases that show it.

The return on investment

The real question is whether you can afford the risk of going without a buyers agent, rather than whether you can afford one. We will not answer it with a figure, because nobody can know what an agent will negotiate on your purchase before they have made it. What we can give you is the arithmetic, on your own numbers.

Work it out on your own numbers

Purchase price$1,000,000

What you expect to pay

Agent fee$15,000

Ask for this in writing, including GST

Your assumption2%

What you think an agent negotiates off

The only figure here that is not an assumption

1.5%

An agent has to negotiate 1.5% below what you would have paid on your own just to cover the $15,000 fee. Everything past that point is your gain. Whether they can is a question for them, with their own recent purchases as the evidence.

Saved at 2%

$20,000

Ahead by

$5,000

Fee returned

1.3x

We do not publish a typical saving. It varies too much by property, market and agent, and we have not seen research we would stand behind. The assumption above is yours to set. The better version of this exercise is to ask a shortlisted agent for their last five purchases, with the asking price and the price paid, and run their real numbers here.

Full analysis: Buyers Agent ROI: Is the Cost Worth It?

The true total cost - below the waterline

Your agent's fee is just the visible tip. Budget separately for these essential third-party expenses, which are almost always paid directly to the relevant service provider.

The quoted fee is just the tip. Budget a further $2,000–$4,000+ for third-party costs below the waterline.

Building and pest inspection: $400–$1,000

Essential for uncovering structural defects or termite damage. Your agent coordinates this, but you pay the inspector directly.

Strata report: $250–$500

For apartments and townhouses. Reveals the financial health of the owners corporation, upcoming levies, and any building disputes.

Conveyancing / legal fees: $1,000–$2,500

Your solicitor or conveyancer handles the contract review, exchange, and settlement. This is separate from your agent's fee.

GST: confirm if quoted fees are inclusive

A $15,000 fee becomes $16,500 with GST. Always confirm whether quotes are GST-inclusive or exclusive before signing.

Budget estimate: true total cost

Agent fee (full service)$8,000 – $25,000

Building & pest inspection$400 – $1,000

Strata report (if applicable)$250 – $500

Conveyancing / legal$1,000 – $2,500

GST (if fee quoted ex-GST)+ 10%

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