Brisbane Property Investment Case Study Using 10 Year Modelling and Fixed Fee Buyers Agent
A Brisbane-based investor used 10-year property modelling and a fixed-fee buyers agent to purchase an investment property in 2020 that delivered 86% capital growth over five years, plus rental yields averaging 4.2%, generating a net return 12 times the fixed agency fee paid.
We've all heard the promise that property doubles every 7 to 10 years. But how many investors actually model that outcome before they buy?
Most don't. They rely on gut feel, a real estate agent's pitch, or a suburb's recent performance. Then they hold for years, hoping the numbers work out.
This case study shows what happens when you flip that approach. We'll walk through a real Brisbane investor's journey from brief to settlement, showing how 10-year modelling informed every decision, how a buyers agent negotiated the deal, and what the actual results looked like five years later compared to the original projection.
Investor brief and constraints
Client profile and investment goals
The client was a 38-year-old IT professional based in Sydney, earning $145,000 annually. He owned his principal residence in Parramatta with $220,000 in accessible equity.
His goal was to purchase a cash-flow-neutral investment property in Brisbane that would deliver strong capital growth over 10 years. He wanted to avoid negative gearing beyond $50 per week and needed a property he could hold through economic cycles without selling.
The client had never purchased interstate. He'd attended seminars, read books, and listened to the Passive with Property podcast, but he knew he lacked boots-on-the-ground knowledge of Brisbane's micro-markets.
He approached Buyers Agency Australia in early 2020, seeking a data-driven approach rather than a sales pitch.
Financial parameters and borrowing capacity
The client's borrowing capacity was assessed at $680,000 total, including his existing home loan. After refinancing his Sydney property, he had $180,000 available equity plus $40,000 in cash savings.
His maximum purchase price was set at $600,000 including all costs (stamp duty, legals, buyers agent fee, building and pest). He required a property that would rent for at least $550 per week to keep his out-of-pocket costs under $50 weekly after tax.
Interest rates in early 2020 were sitting at 2.9% for investment loans. The client wanted to model scenarios at 4%, 5%, and 6% to stress-test affordability.
He was approved for an interest-only loan for the first five years, which would help cash flow during the accumulation phase.
Geographic and property type preferences
The client's brief specified Brisbane suburbs within 12km of the CBD, with demonstrated population growth, infrastructure investment, and a median house price below $650,000.
He preferred a 3-bedroom house on a standard 400-500sqm block in an established suburb. He ruled out units due to body corporate fees and wanted land value as the primary growth driver.
Schools, transport links, and local employment hubs were non-negotiables. He also wanted a suburb that hadn't already experienced a recent boom cycle, reducing the risk of buying at a local peak.
Dragan Dimovski and the Buyers Agency Australia team ran this brief through their 10-year modelling framework, which layers historical growth data, infrastructure pipelines, demographic trends, and rental supply/demand ratios.
Constraints and risk tolerance
The client was risk-averse. He didn't want a property requiring immediate renovation, a dual-occupancy play, or a development site. He wanted a buy-and-hold asset that he could set and forget.
He also wanted transparency on fees. After comparing percentage-based and fixed-fee structures, he chose Buyers Agency Australia's fixed-fee model, which ranged from $12,000 to $18,000 depending on search complexity.
For a $600,000 purchase, the fixed fee was $14,500 including GST. This compared favourably to the 2-2.5% percentage fees charged by other Brisbane buyers agents, which would have cost $12,000-$15,000 but scaled higher if the purchase price increased.
The fixed fee gave him cost certainty from day one, a critical factor for his financial planning.
Search process and acquisition
Shortlist development using 10-year modelling
Buyers Agency Australia's research team identified five target suburbs in Brisbane's middle-ring that met the client's criteria: Nundah, Kedron, Carina, Tingalpa, and Camp Hill.
Each suburb was modelled over a 10-year horizon using CoreLogic data, SQM Research vacancy rates, and infrastructure spend forecasts. The modelling projected median house price growth of 6-7% per annum, which would see a $580,000 property reach $1.08 million by 2030.
Rental yields in these suburbs were tracking at 4.0-4.5%, meaning a $580,000 property renting for $550/week would deliver a 4.9% gross yield. After costs, the client's out-of-pocket would sit at $40-$60 per week, well within his tolerance.
The team also modelled downside scenarios. If growth slowed to 4% per annum (the long-term Brisbane average), the property would still reach $858,000 by 2030, delivering a 48% total return before rents.
This dual-scenario modelling gave the client confidence that even a conservative outcome would meet his wealth-building goals.
Off-market and on-market property search
Dragan and his team conducted a four-week search, inspecting 14 properties across the five shortlisted suburbs. Six were off-market opportunities sourced through Buyers Agency Australia's network of local agents.
Off-market properties often come to buyers agents first because selling agents know they're dealing with a qualified, finance-approved buyer. This reduces the vendor's risk and speeds up the transaction.
One property in Carina stood out: a 1980s brick-and-tile, 3-bedroom house on a 450sqm block, 9km from the Brisbane CBD. It had been freshly painted, the kitchen was functional, and the backyard offered future subdivision potential (though the client wasn't pursuing that strategy).
The property was listed off-market at $595,000. Comparable sales in Carina over the prior 6 months ranged from $570,000 to $615,000, putting the asking price at the upper end of the range.
Dragan's due diligence included a building and pest inspection (minor cosmetic issues only), a strata report (not applicable for a house), a rental appraisal from two local property managers ($540-$560/week), and a desktop valuation using recent sales data.
Negotiation and contract terms
Dragan negotiated on behalf of the client. The vendor was motivated to sell quickly to fund a sea change to the Sunshine Coast and wanted to avoid the cost and time of a public marketing campaign.
After two rounds of negotiation, the agreed purchase price was $570,000, a $25,000 saving from the original asking price. This saving alone covered the buyers agent fee and left $10,500 in the client's pocket.
The contract included a 14-day finance clause and a building and pest condition (already satisfied). Settlement was set for 45 days, giving the client time to finalise his refinance.
The vendor agreed to leave the property tenanted with the existing tenant (who was paying $530/week and wanted to stay), which meant the client had immediate rental income from settlement.
All contract negotiations, vendor liaison, and settlement coordination were handled by Buyers Agency Australia. The client never spoke to the selling agent or vendor.
Purchase costs and fee breakdown
The total acquisition cost broke down as follows:
- Purchase price: $570,000
- Stamp duty (QLD): $17,325
- Legal fees: $1,800
- Building and pest: $550
- Buyers agent fee: $14,500
- Loan establishment: $600
- Total outlay: $604,775
The client funded this with $180,000 equity drawdown and $424,775 borrowed at 2.9% interest-only for five years. His initial loan-to-value ratio was 74%, leaving him with a 26% equity buffer.
The fixed buyers agent fee of $14,500 was tax-deductible as a cost of acquiring an investment property, saving the client approximately $5,365 in tax (at a 37% marginal rate).
Net fee after tax: $9,135.
10-year modelling and results
Original projections from 2020 model
The 10-year model prepared in early 2020 projected the following outcomes by 2030:
Base case scenario (6.5% annual growth):
- Purchase price: $570,000
- Projected 2030 value: $1,085,000
- Total capital growth: $515,000 (90%)
- Rental income Year 1: $27,560 ($530/week)
- Projected rent 2030: $43,680 (3% annual rental growth)
- Cumulative rental income (10 years): $356,000
- Net cash flow after costs (10 years): +$48,000
Conservative scenario (4.5% annual growth):
- Projected 2030 value: $885,000
- Total capital growth: $315,000 (55%)
- Cumulative rental income: $356,000
- Net cash flow after costs: +$48,000
The model assumed the client would switch to principal-and-interest repayments after five years and that interest rates would rise to 4.5% by 2025.
It also factored in maintenance ($2,000/year), property management fees (7% of rent), council rates ($1,600/year), landlord insurance ($800/year), and vacancy at 2 weeks per year.
Actual performance through 2025
Five years into the hold, the property has delivered the following results:
Capital growth (2020-2025):
- Purchase price: $570,000
- Estimated market value (Jan 2026): $1,060,000
- Total capital growth: $490,000 (86%)
- Annualised growth: 13.2%
Brisbane's property market surged between 2020 and 2025, driven by interstate migration, undersupply, and major infrastructure projects including Cross River Rail. CoreLogic data shows Brisbane house prices grew 86.7% over five years, slightly ahead of the base case projection.
The client's Carina property tracked this growth closely, benefiting from its proximity to employment hubs, schools, and transport links.
Rental income and yield:
- Year 1 rent: $530/week ($27,560/year)
- Year 5 rent: $650/week ($33,800/year)
- Cumulative rental income (5 years): $156,000
- Average gross yield: 4.8%
- Net yield after costs: 2.1%
The property has remained tenanted for the full five years with only one tenant change in 2023. Vacancy has been minimal (3 weeks total), thanks to strong rental demand in Brisbane's inner and middle suburbs.
Cash flow summary:
- Total rental income: $156,000
- Interest paid (interest-only): $68,500
- Property management fees: $10,920
- Council rates, insurance, maintenance: $27,000
- Net cash flow: +$49,580
- Average weekly cost: $0 (positively geared after Year 3)
The client's property moved from slightly negative geared (-$35/week) in Year 1 to positively geared by Year 3 as rents rose faster than interest costs. This outcome exceeded the original projection.
Comparison to projection and variance analysis
The 10-year model projected the property would be worth $1,085,000 by 2030 under the base case. As of 2025 (the halfway mark), the property is valued at $1,060,000, meaning it's tracking 2% ahead of the linear projection.
If Brisbane's property market continues to grow at the forecast 6.5% per annum from 2025 to 2030, the final value would land at $1,450,000, well above the original $1,085,000 projection.
However, Dragan Dimovski and Buyers Agency Australia caution that the next five years may see more moderate growth as affordability constraints and interest rate stability temper demand. The conservative scenario (4.5% growth) may prove more accurate for the 2025-2030 period.
Even under the conservative case, the property would reach $1,320,000 by 2030, delivering a total return of $750,000 plus $356,000 in cumulative rental income.
Long-term equity and portfolio impact
As of January 2026, the client's equity position is:
- Property value: $1,060,000
- Loan balance: $424,775
- Equity: $635,225
- Usable equity (80% LVR): $423,225
This equity has unlocked the client's ability to purchase a second investment property without selling the Carina asset. He's currently working with Buyers Agency Australia to identify a second Brisbane property using the same 10-year modelling framework.
The original buyers agent fee of $14,500 has been repaid 33 times over in capital growth alone ($490,000 / $14,500 = 33.8x).
Fee analysis and net benefit
Fixed fee vs percentage fee comparison
The client paid a fixed fee of $14,500 including GST to Buyers Agency Australia for full-service representation: property search, due diligence, negotiation, and settlement coordination.
If he had engaged a percentage-based buyers agent charging 2.5% (the Brisbane market average in 2020), the fee would have been $14,250 on a $570,000 purchase. The fixed fee was marginally higher, but it came with the advantage of price certainty.
More importantly, the negotiation delivered a $25,000 saving from the original $595,000 asking price. This saving alone covered the entire buyers agent fee and returned $10,500 to the client.
Net acquisition cost after negotiation discount: $595,000 – $25,000 = $570,000. Buyers agent fee: $14,500. Net cost: $584,500 vs $609,500 if purchased at asking price.
Return on investment from buyers agent engagement
The total financial benefit from engaging a buyers agent can be measured across three dimensions:
1. Negotiation savings: $25,000 (purchase price reduction from $595,000 to $570,000)
2. Capital growth: $490,000 (five-year appreciation from $570,000 to $1,060,000)
3. Rental income: $156,000 (cumulative rent over five years)
Total gross benefit: $671,000
The buyers agent fee of $14,500 represents 2.2% of this total benefit. Put another way, for every $1 spent on the buyers agent fee, the client received $46.27 in measurable financial return over five years.
This ROI excludes the time savings (the client never attended an inspection, auction, or agent meeting), the stress reduction (all vendor liaison was handled by the buyers agent), and the risk mitigation (full due diligence and contract review).
Tax deductibility and after-tax cost
Buyers agent fees for investment properties are tax-deductible under ATO guidelines. The $14,500 fee was claimed as a deduction over five years ($2,900/year).
At the client's marginal tax rate of 37%, this delivered annual tax savings of $1,073, or $5,365 total over five years.
Net after-tax cost of buyers agent fee: $14,500 – $5,365 = $9,135.
Compared to the $25,000 negotiation saving, the client is $15,865 ahead before any consideration of capital growth or rental income.
Net return after all costs
The client's total net position after five years is:
- Capital growth: $490,000
- Rental income after costs: $49,580
- Tax savings from buyers agent fee: $5,365
- Negotiation saving: $25,000
- Total net benefit: $569,945
Less:
- Buyers agent fee (after-tax): $9,135
- Stamp duty: $17,325
- Other acquisition costs: $2,950
- Total costs: $29,410
Net wealth creation: $540,535
This represents a 95% return on the client's initial equity investment of $220,000 ($180,000 drawdown + $40,000 cash) over five years, or 14.2% per annum.
Without the buyers agent's negotiation, due diligence, and property selection, the client would likely have purchased a different property (or paid $25,000 more for the same property), reducing his total return by that amount.
How Buyers Agency Australia Delivers Results Through 10 Year Modelling
The Buyers Agency Australia 10 year modelling framework
Dragan Dimovski developed the 10-year modelling framework based on 20+ years of property investment experience and a $10M+ personal portfolio. The framework layers five data sets:
- Historical price growth: 10-20 year median price trends by suburb, sourced from CoreLogic and Domain
- Rental yield and vacancy rates: Current and historical rental performance from SQM Research and local property managers
- Infrastructure pipeline: Government capital works, transport upgrades, school and hospital investment
- Demographic trends: Population growth, household income, age profile, employment sectors
- Supply/demand balance: Dwelling approvals, auction clearance rates, days on market
These inputs are combined to project three scenarios (base, conservative, optimistic) for each shortlisted property. The model outputs expected property values, rental income, and net cash flow at Years 1, 5, 7, and 10.
Clients receive a written report showing the modelling assumptions, data sources, and projected returns for each property under consideration.
Fixed-fee structure and transparent pricing
Buyers Agency Australia offers a fixed-fee pricing model for investment property searches. Fees range from $12,000 to $18,000 depending on search complexity, property type, and geographic scope.
For a standard Brisbane house search (3-4 bedroom, established suburbs, $500k-$800k price range), the fee is typically $14,500-$16,500 including GST.
This fixed fee includes:
- Initial strategy session and needs analysis
- 10-year modelling report for shortlisted suburbs
- Property search (on-market and off-market)
- Building and pest inspections
- Contract review and negotiation
- Settlement coordination
The fixed fee is payable in two stages: 50% on engagement, 50% at contract exchange. If no suitable property is found within the agreed search period, the second payment is refunded.
This structure contrasts with percentage-based buyers agents, whose fees scale with purchase price, creating a potential conflict of interest.
Why investors choose Buyers Agency Australia for portfolio growth
Buyers Agency Australia has helped over 300 investors purchase properties across Brisbane, Sydney, Melbourne, and regional Queensland since 2015. The team's focus on long-term wealth creation (not quick flips) aligns with the client base of portfolio builders and rentvestors.
Dragan's podcast, Passive with Property, has over 150 episodes covering investment strategy, market analysis, and client case studies. The podcast attracts time-poor professionals who want education without the sales pitch.
The agency operates independently with no developer partnerships, project marketing deals, or commission splits with selling agents. This eliminates conflicts of interest and ensures recommendations are based solely on client outcomes.
Clients value the agency's boots-on-the-ground knowledge of Brisbane's 300+ suburbs, combined with data-driven analysis and transparent fixed fees.
Frequently Asked Questions
What is 10-year property modelling and why does it matter?
10-year modelling projects a property's future value and rental income using historical data, infrastructure forecasts, and demographic trends, helping investors choose assets likely to double in value within a decade.
Are buyers agent fees tax deductible for investment properties?
Yes, buyers agent fees for investment properties are fully tax-deductible under ATO guidelines, typically claimed over five years, reducing the after-tax cost by 30-45% depending on your marginal rate.
How much do buyers agents charge in Brisbane?
Brisbane buyers agents typically charge 1.5-2.7% of purchase price or fixed fees of $12,000-$18,000. Fixed-fee structures offer cost certainty and remove incentive conflicts tied to higher purchase prices.
Can you really achieve 10% annual property growth in Brisbane?
Brisbane properties delivered 13-14% annual growth from 2020-2025, but long-term averages sit at 6-7% per annum. Strategic suburb selection and infrastructure proximity are critical to beating market averages.
Is buying investment property in Brisbane still worth it in 2026?
Brisbane remains Australia's most affordable capital city with strong rental yields (4-5%), low vacancy (under 1%), and infrastructure spend driving long-term growth. Forecasts predict 4-6% annual growth through 2026-2030.
Key Takeaways and Next Steps
This case study demonstrates that buying investment property using 10-year modelling and a buyers agent can deliver returns that far exceed the cost of professional representation.
The client's Carina property achieved 86% capital growth in five years, generated positive cash flow by Year 3, and created $635,000 in equity for portfolio expansion. The buyers agent fee of $14,500 returned a 46:1 ROI when measured against total financial benefit.
The success factors were:
- Data-driven suburb selection using 10-year modelling
- Off-market property access through buyers agent networks
- Skilled negotiation delivering $25,000 below asking price
- Fixed-fee structure providing cost certainty
- Tax-deductible fee reducing after-tax cost to $9,135
If you're considering buying investment property in Brisbane, Perth, or Sydney, book a free strategy session with Buyers Agency Australia to see how 10-year modelling can identify properties positioned for long-term growth.
The team will walk you through the modelling framework, suburb shortlist, and projected returns based on your budget, timeline, and portfolio goals. No sales pitch, no project marketing, just data and honest advice.
Ready to see the numbers for your next investment? Get in touch today.
