Guide
Buyer’s agent fees in Australia: what you’ll pay in 2026
How buyer’s agents charge, what the fee covers, and why the price differs for investors, owner-occupiers, commercial property and renovation or granny flat projects.
By Mossy Taheri, licensed buyer’s agent · Updated
The short answer
Most buyer’s agents in Australia charge a fixed fee of about $15,000 to $30,000 for a residential purchase, or 2% to 4% of the purchase price under a percentage model. The fee is usually paid in two parts: an engagement fee when you sign and a success fee when you buy. Fees differ for investment and owner-occupier purchases, and commercial property and projects such as granny flats or renovations are priced separately.
How buyer’s agents charge: fee models compared
A buyer’s agent is a licensed real estate agent who acts only for the buyer. Because the selling agent works for the seller, you pay your buyer’s agent directly. Agencies use one of these models, or a mix:
Fixed fee
$15,000 to $30,000 for a residential purchase
One agreed dollar amount for the whole engagement, usually split into an engagement fee when you sign and a success fee when you buy.
Suits: Buyers who want certainty. The fee doesn't rise if the purchase price does, so the agent has no reason to push you to spend more.
Percentage of the purchase price
2% to 4% of the purchase price
The fee is a percentage of what you pay, often with a minimum fee. Some agencies charge a lower percentage on higher-priced purchases.
Suits: Buyers at lower price points, where a percentage can work out cheaper than a fixed fee. Check the minimum fee before you compare.
Engagement fee plus success fee
Part paid upfront, the rest on exchange or unconditional contract
Most fixed and percentage fees are paid this way. The engagement (or retainer) fee covers strategy and research; the success fee is paid when you secure a property.
Suits: Most buyers. Ask whether the engagement fee is deducted from the success fee and whether any of it is refundable.
Part services (auction bidding, negotiation only, appraisal)
A smaller fixed fee per service
You find the property; the agent handles one stage, such as bidding at auction, negotiating a private sale or giving a price appraisal.
Suits: Confident buyers who have found a property and want help with the price.
What a 2% to 4% buyer’s agent fee costs
Percentages are easier to compare in dollars. At common purchase prices, a 2% to 4% fee works out as follows, against a typical fixed fee of $15,000 to $30,000:
| Purchase price | Fee at 2% | Fee at 4% |
|---|---|---|
| $600,000 | $12,000 | $24,000 |
| $800,000 | $16,000 | $32,000 |
| $1,000,000 | $20,000 | $40,000 |
| $1,500,000 | $30,000 | $60,000 |
On an $800,000 purchase, a percentage fee of $16,000 to $32,000 covers much the same range as a fixed fee. Above about $1,000,000, a fixed fee usually costs less. Add the fee to your other buying costs, such as stamp duty and legal fees, in the property purchase cost calculator.
What a buyer’s agent fee covers
A full-service engagement usually includes:
- A written brief: budget, borrowing, goals and the type of property that fits them.
- Market and suburb research to decide where to buy.
- Searching on-market, pre-market and off-market listings.
- Inspections, building and pest reports, and checking contracts and strata records with your conveyancer.
- Pricing the property against comparable sales and negotiating or bidding at auction.
- Managing the purchase through to settlement, and for investors, lining up a property manager.
A lower fee often means fewer of these steps. When you compare quotes, compare what’s included, not only the price.
Buyer’s agent fees for investors vs owner-occupiers
The fee for an investment purchase is often different from the fee for a home you’ll live in, because the work is different.
- Investment property: the work is research-led. The agent tests markets for growth, rental yield, vacancy and supply, and the right purchase may be in another city or state. Data, due diligence and buying remotely carry more weight than inspections.
- Owner-occupier home: the search usually centres on one area, school zone or commute, with more inspections and more weight on lifestyle and personal fit.
Some agencies charge more for one than the other, and some work only with one type of buyer. Rising Returns works only with investors. See how we buy investment property, or first home buyer investors and rentvesting if you’re buying your first property as an investment.
Buyer’s agent fees for commercial property
Commercial purchases such as shops, offices, industrial units and medical suites are usually quoted case by case, as a fixed fee or a percentage, with higher minimum fees than residential. The due diligence is broader: lease terms, tenant quality, rent reviews, outgoings, zoning, and the building’s condition and compliance. Fewer buyer’s agents specialise in commercial, so check their track record in the asset type you want.
Granny flat, renovation and other strategy projects
Some buyer’s agents also help clients add value after the purchase. These strategies take extra work, so they’re priced on top of, or separately from, a standard purchase fee:
- Granny flats and dual income: finding a site that suits a second dwelling, checking council rules and lot size, and coordinating builders.
- Renovations: buying below value, scoping and costing the work, and managing trades to lift rent and value.
- Subdivision and small developments: feasibility studies, planning advice and project management.
Ask whether project work is a fixed fee, a percentage of the build cost, or an hourly rate, and who carries the risk if costs run over.
Buyer’s agent fees by city
Fee models are much the same nationally. What changes from city to city is the purchase price, so a percentage fee costs more in dollar terms in higher-priced markets.
Buyers agent fees in Sydney
Sydney has the highest median prices in the country, so percentage fees add up to more in dollar terms, and minimum fees tend to sit at the upper end of the range. A fixed fee often works out cheaper than a percentage on a Sydney purchase. Many Sydney investors also use a buyer's agent to buy interstate, where their budget goes further. Buyers agent Sydney.
Buyers agent fees in Melbourne
In Victoria buyer's agents are often called buyer's advocates, and the fee models are the same: fixed fees, percentages, or an engagement fee plus success fee. Auction bidding is a common part service in Melbourne, where a large share of homes sell at auction. Buyers agent Melbourne.
Buyers agent fees in Brisbane
Brisbane fees generally sit within the national range. Fast-moving markets put a premium on access to off-market and pre-market listings, which is worth asking about when you compare quotes. Buyers agent Brisbane.
Buyers agent fees in Perth
Perth buyer's agents use the same fixed and percentage models. Lower median prices than Sydney mean a percentage fee can come in below a fixed fee, so compare both on your budget. Buyers agent Perth.
Buyers agent fees in Adelaide
Adelaide fees follow the national pattern. With lower price points, check whether a minimum fee applies, as it can make a percentage fee higher than it first looks. Buyers agent Adelaide.
Buyers agent fees in Gold Coast
Gold Coast fees vary with the type of property: apartments, houses and prestige waterfront homes can be priced differently. Ask what is included if you're buying from interstate and can't inspect yourself. Buyers agent Gold Coast.
Buyers agent fees in Canberra
Canberra is a smaller market with fewer buyer's agents. Fee structures match the rest of the country, and many Canberra investors buy elsewhere for higher yields. Buyers agent Canberra.
Are buyer’s agent fees tax deductible? And GST
For an investment property, a buyer’s agent fee is generally not deductible in the year you pay it. It’s a cost of buying the property, so it usually forms part of the property’s cost base for capital gains tax, which reduces the taxable gain when you sell. See how the cost base affects your tax in the capital gains tax calculator. For a home you live in, the fee isn’t deductible.
Buyer’s agents registered for GST must charge it. Check whether each quote includes GST so you compare like with like. Tax rules depend on your circumstances, so confirm with your accountant.
How to compare buyer’s agent quotes
- Check the agent holds a current real estate licence in the state where you're buying.
- Get the fee, what's included and the payment terms in a written agreement before you pay anything.
- Ask what happens to the engagement fee if you don't buy, and whether any part is refundable.
- Ask whether the agent receives any commission, rebate or referral fee from sellers, developers or other parties. They must disclose it.
- Be wary of a 'free' buyer's agent. If you're not paying, someone else is, often the developer or seller.
- Ask for recent purchases similar to yours, and speak to past clients.
For more on judging value, read is a buyer’s agent worth it? and how to choose a buyer’s agent.
What would our fee be for your purchase?
Book a free discovery call. We’ll talk through your goals and budget and give you our fee in writing, with exactly what it includes. We work only with investors and buy across Australia.
Book a free discovery callBuyer’s agent fees: common questions
How much does a buyer's agent cost in Australia?
Most buyer's agents charge a fixed fee of about $15,000 to $30,000 for a residential purchase, or 2% to 4% of the purchase price under a percentage model. Part services such as auction bidding cost less. Fees differ for investment and owner-occupier purchases, for commercial property and for projects such as granny flats or renovations.
Is a fixed fee or a percentage fee better?
Neither is better for everyone. A fixed fee gives certainty and doesn't rise with the price, so the agent has no reason to push you to spend more. A percentage can be cheaper at lower price points. Compare both in dollars at your budget, including any minimum fee and GST.
When do you pay a buyer's agent?
Usually in two parts: an engagement fee when you sign the agreement, and a success fee when you exchange contracts or the contract becomes unconditional. Check the agreement for what happens if you don't buy, and whether any part is refundable.
Who pays the buyer's agent, the buyer or the seller?
The buyer. A buyer's agent works only for you, and the selling agent is paid by the seller. Be careful with a 'free' buyer's agent: if you're not paying, someone else is, often a developer or seller paying a commission. Agents must disclose any such payment.
Are buyer's agent fees tax deductible?
For an investment property, a buyer's agent fee is generally not deductible straight away. It's a cost of buying the property, so it usually forms part of the property's cost base for capital gains tax, which reduces the taxable gain when you sell. For a home you live in, it isn't deductible. Check your situation with your accountant.
Do buyer's agent fees include GST?
Buyer's agents registered for GST must charge it, but quotes don't always show it the same way. Ask whether a quote includes GST so you compare like with like.
Are fees different for investors and owner-occupiers?
Often, yes. An investment purchase is usually research-led: choosing the market, testing growth and yield, and buying where the numbers work, which may be interstate. An owner-occupier purchase centres on one area and lifestyle needs, with more inspections. Each takes different work, so many agencies price them differently.
How much does a buyer's agent cost for commercial property?
Commercial purchases are usually quoted case by case, as a fixed fee or a percentage, with higher minimum fees than residential. Due diligence covers leases, tenants, zoning and outgoings, which takes more work.
Is a buyer's agent worth the fee?
It depends on what the agent saves or adds: a better price, access to off-market properties, avoiding a poor purchase, and the time you'd otherwise spend. For investors, the right market and property usually matter more over the years than the fee itself.
General information only. Fee ranges are typical of the Australian market and vary between agencies. This page doesn’t consider your personal circumstances and isn’t financial, tax or legal advice.