Buyers Agent Fees Australia 2026 State by State Pricing Guide and ROI Calculator
If you’re searching for clarity on what you’ll actually pay to hire a buyers agent in Australia, you’re not alone.
Buyers agent fees in Australia typically range from 1.5% to 3% of the purchase price or a fixed fee of $10,000 to $33,000, depending on your location, property type, and the scope of service you need. Most agents charge an upfront engagement fee of $3,000 to $10,000, with the balance paid at settlement.
For many property buyers, the fee structure feels like a black box. Some agents charge percentage-based commissions that climb with your budget, while others offer flat fees that don’t budge regardless of the final price. The truth is, understanding these structures upfront can save you tens of thousands of dollars.
With over 20 years of experience in the Australian property market and a personal portfolio exceeding tens of millions, Dragan Dimovski from Buyers Agency Australia has helped hundreds of investors and first-home buyers understand exactly what they’re paying for and why it matters. This guide breaks down fees by state, compares pricing models, and shows you how to calculate the real return on investment when working with a professional advocate.
What buyers agent fees look like in Australia
Let’s be honest, the property market doesn’t make this easy. Unlike selling agents who have relatively standard commission structures, buyers agents charge in wildly different ways. Some pitch themselves as discount operators, others as premium services, and many sit somewhere in the middle.
Here’s what you need to know about the two dominant pricing models.
Percentage-based commission model
Under a percentage-based structure, your buyers agent charges a slice of the final purchase price. According to recent REBAA industry surveys, the typical range is 1.7% to 3% plus GST depending on the service level.
For a $1 million property, a 2% fee equals $20,000. For a $500,000 purchase, that same 2% drops to $10,000. The model scales with your budget.
Here’s the tension: the higher the purchase price, the more your agent earns. Some buyers worry this creates a conflict of interest, especially if the agent is supposed to negotiate the price down. Research from property analyst groups suggests buyers should ask their agent directly how they handle this dynamic.
Fixed fee model
Fixed fees remove that conflict entirely. Your agent charges the same amount whether you buy at $800,000 or $850,000. This model rewards the agent for getting you the best deal, not the most expensive one.
Typical fixed fees range from $10,000 to $33,000, with the exact amount depending on your location, property type (residential vs commercial), and service scope (full search vs auction bidding only).
Buyers Agency Australia operates on a transparent fixed-fee model, ensuring your advocate is incentivized to negotiate hard on your behalf rather than push you toward a higher price.
Service tiers that affect pricing
Not all buyers agent services are created equal. Here’s how fees typically break down by service type:
Full-service search and acquisition:
- Property search and shortlisting
- Off-market property access
- Due diligence and inspections
- Contract review and negotiation
- Auction bidding or private sale negotiation
- Settlement coordination
Typical cost: 2–3% or $10,000–$33,000 fixed fee
Negotiation and auction bidding only:
- Property appraisal
- Negotiation strategy
- Auction bidding representation
Typical cost: 0.9–1.5% or $500–$1,500 fixed fee
Most first-home buyers and interstate investors opt for the full-service model because they lack local market knowledge and don’t have time to attend inspections.
State-by-state pricing table with sample calculations
Fees vary significantly depending on where you’re buying. Property prices in Sydney and Melbourne push average fees higher in dollar terms, even if the percentage is similar to Brisbane or Adelaide.
Here’s a detailed breakdown by state, based on industry data from REBAA and recent market surveys.
| State | Percentage Range | Fixed Fee Range | Example Purchase Price | Estimated Fee (2% model) | Estimated Fee (Fixed) |
|---|---|---|---|---|---|
| NSW (Sydney) | 1.5–3% | $8,000–$21,000 | $1,200,000 | $24,000 | $14,500 |
| VIC (Melbourne) | 1.5–3% | $8,000–$18,000 | $900,000 | $18,000 | $13,000 |
| QLD (Brisbane) | 1–2.7% | $6,000–$18,000 | $750,000 | $15,000 | $12,000 |
| WA (Perth) | 1.8–2.5% | $10,000–$11,000 | $650,000 | $13,000 | $11,000 |
| SA (Adelaide) | 1.5–2.4% | $8,000–$10,000 | $600,000 | $12,000 | $10,000 |
| ACT (Canberra) | 1.8–2.8% | $10,000–$12,000 | $850,000 | $17,000 | $12,000 |
| TAS (Hobart) | 1.5–2.5% | $13,000–$20,000 | $700,000 | $14,000 | $15,000 |
| NT (Darwin) | 1.8–2.5% | $9,000–$12,000 | $550,000 | $11,000 | $10,000 |
What these numbers tell you
Sydney and Melbourne buyers pay the highest fees in absolute dollar terms because property prices are elevated. However, as a percentage of the purchase price, Adelaide and Brisbane can actually be more affordable.
If you’re an interstate investor buying in Brisbane from Sydney, you’ll likely save on both the property price and the buyers agent fee compared to purchasing locally.
Hidden costs to watch for
Some buyers agents advertise low headline fees but tack on additional charges:
- Upfront engagement fees: $3,000–$10,000 (often non-refundable)
- Inspection reports: $300–$800 per property
- Building and pest reports: $500–$1,000 (sometimes included, sometimes separate)
- Strata report fees: $200–$600
- Travel costs: For regional or interstate searches
Always ask for a written breakdown of all costs before signing an engagement agreement. Buyers Agency Australia provides transparent, all-inclusive fixed fees with no surprise charges.
Fixed fee versus percentage model comparison
Let’s put both models side by side with a real-world example. Imagine you’re buying a $900,000 property in Melbourne.
| Fee Model | Calculation | Total Fee | Incentive Alignment | Best For |
|---|---|---|---|---|
| Percentage (2%) | $900,000 × 2% | $18,000 + GST | Agent earns more if price goes up | High-value properties where percentage is capped |
| Fixed Fee | Agreed upfront | $13,000 + GST | Agent earns same regardless of final price | Buyers who want hard negotiation and lower price |
| Tiered Fixed | $12,000 for $800k–$1M | $12,000 + GST | Predictable within price bracket | Buyers with flexible budgets |
When fixed fee wins
Fixed fees shine when:
- You’re buying in a hot market where prices can spike quickly
- Your budget is flexible and you want your agent to focus on value, not commission
- You’re an investor who wants to minimize acquisition costs
Dragan Dimovski from Buyers Agency Australia explains it this way: “When your agent’s fee doesn’t change, they negotiate like their own money is on the line. There’s no incentive to let the price creep up.”
When percentage might make sense
Percentage-based fees can work if:
- You’re buying a lower-priced property ($400,000–$600,000) where a percentage works out cheaper than a fixed fee
- The agent offers a capped percentage (e.g., 2% up to $1 million, then flat $5,000 above that)
- You’re buying in a niche market (commercial, rural, development sites) where expertise commands a premium
Decision flow: Which model suits you?
Step 1: Determine your budget and property type.
Step 2: Get quotes from 3–5 buyers agents using both models.
Step 3: Calculate the total fee for your expected purchase price under each model.
Step 4: Ask: “If you negotiate the price down by $50,000, does your fee change?” If yes, that’s a percentage model. If no, it’s fixed.
Step 5: Choose the model that aligns your agent’s interests with yours.
How fees affect ROI an example calculator
The real question isn’t “What will I pay?” but “What will I save?” A skilled buyers agent often negotiates savings that far exceed their fee.
Let’s run the numbers with a hypothetical Brisbane investment property.
Scenario: Brisbane investment property
- Target property: 3-bedroom house in Coorparoo
- Listed price: $750,000
- Your budget: $750,000 max
- Buyers agent fee (fixed): $12,000
Without a buyers agent:
You attend inspections over 8 weekends. You fall in love with the property and offer $750,000. The selling agent knows you’re emotionally attached and holds firm. You pay full price.
Total cost: $750,000
With a buyers agent:
Your agent identifies comparable sales in Coorparoo at $720,000–$730,000. They negotiate hard, remove emotion from the process, and secure the property at $725,000. You pay the agent’s $12,000 fee.
Total cost: $725,000 + $12,000 = $737,000
Net saving: $13,000
Long-term ROI calculation
Let’s take this further. Over 10 years, that $13,000 saving compounds.
Assume:
- Brisbane property grows at 6% per year
- You hold for 10 years
- Your initial equity is higher because you paid less
Property value at Year 10 (starting at $725,000): $1,297,823
Property value at Year 10 (starting at $750,000): $1,342,537
You’re ahead by $44,714 in equity growth alone, simply because you started with a lower purchase price.
Add in the tax benefits if it’s an investment property: the $12,000 buyers agent fee forms part of your cost base, reducing your capital gains tax when you sell.
Interactive ROI calculator inputs
While we can’t embed a live calculator here, you can calculate your own ROI by answering:
- What’s your target purchase price?
- What’s the likely negotiated saving (typically 2–5% below asking)?
- What’s the buyers agent fee?
- What’s your expected annual growth rate?
- How long will you hold the property?
Formula:
Net benefit = (Purchase price saving – Agent fee) × (1 + Growth rate)^Years held
For most buyers, the breakeven point is immediate if the agent saves more than their fee. The compounding growth over time makes the ROI even stronger.
How Buyers Agency Australia charges and what you get
Buyers Agency Australia operates on a transparent fixed-fee model designed to remove conflicts of interest and align Dragan’s incentives with yours.
Here’s how it works.
Service tiers and pricing
FastTrack Full-Service Package:
- Fixed fee based on property location and budget
- Typical range: $12,000–$18,000 + GST
- Includes property search, off-market access, due diligence, negotiation, and auction bidding
- Unlimited property inspections
- Weekly progress updates
- Contract review by qualified conveyancer
Engagement process:
- Initial free strategy session to define your criteria
- Fixed fee agreed in writing before search begins
- 50% deposit to commence search
- Balance payable at settlement
What makes Buyers Agency Australia different
Dragan Dimovski doesn’t just search property listings. With over 20 years of experience and a $10M+ personal portfolio, he applies the same investment rigor to your purchase that he uses for his own acquisitions.
Every property recommendation is backed by:
- 10-year portfolio modeling: How will this property perform over a decade, not just today?
- Off-market deal flow: Access to properties not advertised publicly
- Boots-on-the-ground research: Dragan personally inspects every shortlisted property
- Negotiation expertise: Trained strategies to secure below-market pricing
Buyers Agency Australia clients typically see negotiated savings of 3–7% below asking price, which more than covers the fixed fee.
Case study: Melbourne investor buys in Brisbane
Sarah, a Melbourne-based doctor, wanted to build a portfolio of high-yield Brisbane properties but had no local knowledge and limited time.
She engaged Buyers Agency Australia with a $650,000 budget.
Timeline:
- Week 1: Strategy session and criteria refinement
- Week 2: Dragan shortlisted 5 properties (3 on-market, 2 off-market)
- Week 3: Sarah flew to Brisbane for one weekend, inspected all 5
- Week 4: Dragan negotiated on a Carindale townhouse listed at $670,000, secured at $640,000
Outcome:
- Purchase price: $640,000
- Buyers agent fee: $12,000
- Total cost: $652,000
- Saving vs budget: $650,000 (if bought at list) vs $652,000 (actual) = Sarah saved time and avoided overpaying
- Rental yield: 5.2% (vs Brisbane median 4.8%)
Sarah’s testimonial: “Dragan saved me months of research and thousands in overpayment. The fixed fee meant I knew exactly what I’d pay from day one.”
Why investors choose Buyers Agency Australia
For property investors, the fee is often tax-deductible as part of the cost base, reducing capital gains tax on sale.
For first-home buyers, the fee is an upfront cost but delivers peace of mind and avoids the costly mistakes of buying the wrong property or paying too much.
Learn more about Dragan’s approach on the Passive with Property podcast.
FAQ on retainers tax deductibility and hidden costs
Q: Are buyers agent fees tax deductible in Australia?
For investment properties, yes. Buyers agent fees form part of the property’s cost base for capital gains tax (CGT) purposes. This reduces the taxable gain when you sell. According to ATO guidance, fees paid to acquire an income-producing asset are not immediately deductible but are included in the cost base calculation.
For owner-occupier homes, no. These fees are considered a personal expense and are not tax deductible. Always confirm with your accountant for your specific situation.
Q: What’s a typical retainer or engagement fee?
Most buyers agents charge an upfront retainer of $1,000 to $6,000, often non-refundable. This covers initial research and shortlisting. The balance is payable at settlement. Some agents make a portion of the retainer refundable if you don’t proceed with a purchase.
Q: Are there hidden costs I should watch for?
Yes. Beyond the agent’s fee, expect:
- Building and pest inspections: $500–$1,200
- Strata reports (for apartments): $200–$600
- Contract review by solicitor: $800–$1,500
- Stamp duty (state-dependent)
- Loan establishment fees
Reputable agents like Buyers Agency Australia include most reports in their fixed fee, so ask upfront what’s covered.
Q: Can I negotiate a buyers agent’s fee?
Yes, fees are negotiable. However, be cautious of agents who discount heavily. REBAA research shows that experienced agents with strong track records rarely need to discount because their results speak for themselves. A low fee might signal a lack of experience or a high-volume, low-touch service.
Q: What if the purchase falls through?
Most buyers agents charge the retainer regardless of outcome, as they’ve invested time in research. The success fee (balance) is only payable if you successfully purchase. Read your engagement agreement carefully to understand refund policies.
Q: Do buyers agents charge GST?
Yes, all fees are subject to GST unless the agent is not registered for GST (rare). Always confirm whether quoted fees include or exclude GST.
Q: How do I know if a buyers agent is worth the fee?
Ask for:
- Recent client testimonials and case studies
- Evidence of negotiated savings (e.g., purchase price vs list price)
- REBAA or state real estate body membership
- Proof of professional indemnity insurance
A quality agent should be able to demonstrate that their negotiated savings consistently exceed their fee.
Next steps and book a free strategy session
If you’re ready to stop guessing and start acting, here’s what to do next.
Step 1: Book a free strategy session with Dragan Dimovski. You’ll discuss your property goals, budget, and ideal timeline. No sales pressure, just honest advice.
Step 2: Get a written fee proposal. Buyers Agency Australia provides a clear, fixed-fee quote based on your search criteria. You’ll know exactly what you’re paying before you commit.
Step 3: Review the engagement agreement. Understand what’s included, what’s extra, and how the process works.
Step 4: Start your search. Once you’re engaged, Dragan begins shortlisting properties within 48 hours. Most clients secure a property within 4–8 weeks.
Want to learn more about how Dragan and his team work? Visit the Buyers Agency Australia contact page or register for the next FastTrack property event.
The property market doesn’t wait. The longer you delay, the more prices climb and the fewer opportunities remain. Book your free session today and discover what a transparent, results-driven buyers agent can do for you.
