Selling agent
Works for the vendor
Appointed and paid from the sale, with a duty to achieve the best outcome for the seller.
Independent buyers agency · Greater Sydney
The right property, bought with a clear head.
We represent home buyers and investors across Sydney. The selling agent works for the vendor. We work only for you — research, inspections, due diligence, auction bidding and negotiation.
Buyer-side only Appointed by you, paid by you, accountable to you.
Sydney-wide search On-market listings and, where available, off-market opportunities.
Auction and private treaty Prepared bidding and calm, documented negotiation.
What a buyers agent does
Someone in the room whose only job is yours.
A buyers agent is a real estate professional engaged by the purchaser, not the seller. In a market where most information, inspections and offers still run through the vendor’s agent, that difference matters.
We help you define a brief, search across suburbs that actually fit it, inspect with a critical eye, commission and interpret reports, and bid or negotiate without the pressure to “just get it done”. You still choose the property. You still use your own solicitor or conveyancer and lender. We simply make the buying process clearer and more disciplined.
Buyers agent
Works for you
Appointed and paid by the buyer, with a duty to find, test and negotiate in your interest.
Services
From first inspection to the fall of the hammer.
Engagements can cover a full search or a single, high-stakes step such as auction day. Every brief is written down before we start.
Home buyers
Owner-occupier search across houses, terraces, apartments and townhouses — balanced against lifestyle, commute, school catchments and what you can comfortably settle.
Investors
Briefs built around yield, land value, tenancy and holding costs. We look for properties that fit the numbers, not just the photographs.
Auction bidding
A written limit, a prepared contract and a calm presence on the floor or on the phone. In NSW there is no cooling-off period when you buy at auction.
Off-market access
Where agents and owners are open to an off-market conversation, we can introduce a qualified brief before a campaign begins. Off-market is not a guarantee, and it is never a reason to skip due diligence.
Due diligence
Coordination of building, pest and strata reports, a close read of the contract with your solicitor, and a clear list of issues before you bid or offer.
Negotiation
Private treaty offers, passed-in auctions and vendor terms — structured, documented and paced so you are not rushed into a price you will regret.
The process
A clear path from first call to settlement.
We start slowly, agree the brief in writing, and only introduce properties that genuinely belong on the shortlist.
Discovery
A conversation about budget, timing, must-haves and suburbs. If we are not the right fit, we will say so.
Brief and search
A written brief, a suburb list, and a structured search of listed and, where available, off-market property.
Inspect and test
Inspections with notes you can use, plus building, pest or strata reports and a contract review with your lawyer.
Bid or negotiate
A pre-agreed limit, a strategy for auction or private treaty, and representation on the day.
Exchange to keys
We stay involved through exchange and settlement so outstanding conditions and dates do not slip.
Auction or private treaty
The path changes if the hammer is involved.
Cooling-off rights in NSW depend on how you buy. The summary below is general guidance from official NSW Government sources as at November 2026 — confirm the current rules with your solicitor.
Private treaty
- Inspect and diligence first Reports and a contract review should still come before you exchange, not after.
- Offer and negotiate Price, deposit, inclusions and settlement are agreed in writing.
- Exchange You are not bound until signed contracts are exchanged.
- Five business-day cooling-off For ordinary residential contracts, cooling-off starts on exchange and ends at 5pm on the fifth business day after the day of exchange.
- Ten business days if it is off the plan A longer cooling-off period applies to off-the-plan contracts.
- Withdrawing costs 0.25% If you rescind during cooling-off you forfeit 0.25% of the purchase price to the vendor ($250 for every $100,000).
- A s66W certificate waives cooling-off You can shorten, extend or waive the period. A s66W certificate, given at or before exchange, means there is no cooling-off. Take legal advice before you sign one.
Auction
- Do the work before auction day Finance, inspections, strata (if relevant) and the contract must be settled before you bid.
- Register to bid You must register with identification to receive a bidder’s number. Dummy bidding is illegal.
- Written authority and a ceiling If we bid for you, we need your written authority and a maximum price in writing.
- The hammer is binding If you are the highest bidder, you must sign the contract and pay the deposit — usually 10% — on the spot.
- No cooling-off period There is no cooling-off when you buy at auction.
- Passed in, same-day exchange If the property is passed in and you exchange contracts on the same day as the auction, there is also no cooling-off period.
- If you cannot settle You risk losing the deposit and may be liable for the vendor’s loss. That is why the brief and the finance need to be real before you raise a hand.
Sources: NSW Government — contracts and deposits; buying property at an auction.
How we value a property
A price guide, our estimate and a bank valuation are not the same thing.
We give you an assessed buying range so you can set a walk-away ceiling. That range is an assessment, not a valuation, and it is not a substitute for a licensed valuer or for your lender’s valuation.
Selling-agent price guide
This is the selling agent’s estimated selling price, recorded in their agency agreement with the vendor and used in advertising. In NSW, if the estimate is expressed as a range, the higher figure must not exceed the lower figure by more than 10%. Selling agents must not use phrases such as “offers over” or add a plus sign to a price.
Our estimated buying range
This is our view of what a considered buyer might reasonably pay, based on recent comparable sales and the property’s condition. It is an assessment to support your bidding or offer limit — not a formal valuation, not a bank valuation, and not a promise of what the property will sell for.
Bank or lender valuation
A valuer instructed by the lender assesses the property as security for the loan. That figure can come in below the contract price. You should not assume formal finance is certain until the lender has valued the property and issued an approval you can actually settle on.
How comparables are picked
For our own assessments we look first at sales from the past three to six months, of a similar type, in the same pocket — not merely the same suburb name. We then adjust, qualitatively, for land size, condition, aspect, parking, outdoor space and obvious renovation. A sale that is older, on a busier road, or of a different dwelling type is given less weight.
From 17 November 2026, selling agents in NSW have a prescribed method for identifying the three most comparable properties when they set or revise their estimated selling price (in metropolitan areas, generally sales within 2 km over the previous six months, with a longer search if fewer than three comparables are found). That method applies to the selling agent’s estimate, not automatically to a buyers agent’s assessment. We still show our comparables clearly so you can see the evidence.
Underquoting — a note for buyers
Underquoting is when a selling agent states or advertises a price that is less than their reasonable estimate of the likely selling price. From 17 November 2026, new NSW rules require selling agents to include a selling price or price range in residential advertisements, to take the sold prices of the three most comparable properties into account, and to take reasonable steps to update or remove non-compliant online advertisements within one business day. They must not advertise below their estimated selling price, below a passed-in bid by a registered bidder that they know about, or below a written offer they know was rejected by the seller only because the amount was too low. Maximum court-imposed penalties for underquoting offences can be $110,000 or three times the agent’s commission, whichever is higher. A Statement of Information requirement for selling agents is scheduled to start on 8 February 2027. These are selling-agent rules; always check the current NSW Fair Trading guidance.
Sources: Underquoting guidance for property professionals; Changes to property and stock agents laws (NSW Government / NSW Fair Trading).
Buyer tools
Reports, checklists and a costs estimate — all on your side.
These tools are front-end demonstrations, with example data clearly labelled. Nothing is sent to a server. Use them to see how we would brief a client, then confirm every figure with official calculators and your solicitor.
Property report
An example report with a price guide, our buying range, comparables, a suburb snapshot, pros and cons, and a walk-away ceiling.
Due-diligence checklist
Tick through the contract attachments, buyer reports, strata records, finance and auction items. Saved in this browser only.
Buying costs
Estimated NSW transfer duty for 2026–27, with first-home-buyer thresholds, plus other upfront costs you enter yourself.
Client portal preview
A mock shortlist, report, video walkthrough placeholder, documents and offer stage — clearly labelled as a demonstration.
Buying-costs estimator
What cash might you need on top of the price?
Transfer duty is estimated from the official NSW 2026–27 brackets. First home buyers may be eligible for a full exemption on a home at or below $800,000, or a concession under $1 million, for transactions from 1 July 2026 to 30 June 2027. Confirm every figure on the official calculators before you act.
Use the official Revenue NSW calculators, including the transfer duty and First Home Buyers Assistance Scheme calculators. Rate source: How to calculate transfer duty. Scheme thresholds: First Home Buyers Assistance Scheme. This estimator does not assess your eligibility, foreign-purchaser surcharge, land tax or loan serviceability.
Fees, agreement and disclosures
Simple, written and agreed before we start.
The figures below are illustrative examples so you can see a typical structure. They are not current rates, not an offer, and not a personal quote. A real engagement would be confirmed in a written buyers-agency agreement.
Search and acquire
2.2% inc. GST, example only
Full search for an owner-occupier, billed on a successful purchase. Fixed-fee alternatives can be negotiated.
- Example minimum fee of $11,000 inc. GST
- Example retainer of $2,200, credited against the success fee
- Inspections, shortlists and negotiation included in the example package
Investor brief
2.0% inc. GST, example only
Search built around yield, land and holding costs, billed on a successful purchase.
- Example minimum fee of $9,900 inc. GST
- Example retainer of $2,200, credited against the success fee
- Comparable sales and a written recommendation on the preferred property
Auction bidding only
$1,650–$3,300 inc. GST, example only
For buyers who have already chosen a property and want representation on the day.
- Contract and report review coordination
- A written bidding limit and a post-auction recap
- Does not include a wider suburb search in this example
How an engagement is documented
- Written buyers-agency agreement. We would only act under a signed agreement that sets out the services, the fee (fixed, percentage, or a combination — all negotiable), the retainer, the term and how the agreement can end.
- Statement of property details. When we are instructed on a specific property, you receive a written statement of the address, the selling agent’s guide (if any), our assessed buying range, and material issues we already know about. That statement is not a valuation.
- Written bidding authority. Before an auction we need your written authority and a maximum price. We will not bid above that ceiling.
- Rebate and referral disclosure. Any rebate, commission or referral benefit we received in connection with your purchase would be disclosed to you in writing. We do not accept payments from selling agents for referring you as a buyer.
- Your other advisers. The agreement does not replace your solicitor or conveyancer, your inspector, or your lender or broker.
All fees on this site are labelled examples for layout only. They are not a quote. This placeholder business does not currently offer paid services.
Trust and licensing
Check the licence before you appoint anyone — including us.
A buyers agent in NSW must be licensed with NSW Fair Trading. Until this placeholder business is actually licensed, treat every credential on this page as an example of what would be shown, not as proof that we can trade today.
Areas served
Greater Sydney, with a close eye on the south and inner west.
We work across Greater Sydney. The groups below are a guide, not a closed list — if a suburb fits your brief, we will consider it.
St George & Sutherland
- Mortdale
- Penshurst
- Hurstville
- Kogarah
- Oatley
- Carlton
- Sutherland
- Cronulla
Inner West
- Marrickville
- Dulwich Hill
- Newtown
- Ashfield
- Leichhardt
- Summer Hill
- Canterbury
Eastern suburbs
- Bondi
- Randwick
- Coogee
- Maroubra
- Bronte
- Clovelly
Inner city & lower north
- Surry Hills
- Redfern
- Pyrmont
- North Sydney
- Crows Nest
- Neutral Bay
Canterbury–Bankstown
- Campsie
- Belmore
- Earlwood
- Bardwell Park
- Kingsgrove
North Shore & Hills
- Chatswood
- Willoughby
- Ryde
- Epping
- Castle Hill
Northern Beaches
- Manly
- Freshwater
- Dee Why
- Brookvale
- Mona Vale
Western Sydney
- Parramatta
- Strathfield
- Burwood
- Olympic Park
- Selected others by brief
Insights and official sources
Clear, sourced notes for Sydney buyers.
These articles summarise official NSW and Commonwealth guidance as at November 2026. Always check the current rules before you rely on them — schemes and duty rates change.
First home buyer schemes in NSW
Transfer duty relief, the new-home grant, and the First Home Super Saver Scheme — what they are, and where to confirm eligibility.
Stamp duty basics in NSW
How transfer duty is calculated, when it is usually payable, and the official 2026–27 rate brackets.
Auction tips for NSW buyers
No cooling-off after the hammer falls. How to prepare finance, reports and a firm limit before you register to bid.
Official NSW and Commonwealth sources
- Contracts and deposits, including cooling-off and s66W
- Buying property at an auction
- First Home Buyers Assistance Scheme
- First Home Owner (New Home) Grant
- Revenue NSW calculators
- How to calculate transfer duty (2026–27 rates)
- What a contract must contain (prescribed documents)
- Sales contracts — requirements for property agents
- Underquoting guidance
- Changes to property and stock agents laws (from 17 November 2026)
- VerifyNSW — property licences
- ATO — First Home Super Saver Scheme release amounts
Client portal
A single place for the shortlist, the report and the next step.
This is a design preview of how a client might follow a live search. None of the properties, documents or offer stages are real.
Keystone client preview
Demo account · Example buyer
- Brief agreed
- Shortlist
- Due diligence
- Offer / auction
- Exchange
8 Demonstration Ave, Penshurst
Passed in (example) · Awaiting vendor instructions
12 Sample Street, Oatley
Strata minutes showed a special levy (example reason)
Open the full portal demo — still example content only.
Feedback
What a completed engagement can feel like.
The notes below are fictional examples written for this placeholder website. They are not testimonials from real clients and should not be read as past results.
“Example only. They kept us to the brief and walked away from a house that looked right in the photos but not in the report.”
“Example only. The auction bid was pre-agreed in writing. On the day there was no scrambling, just a clear ceiling.”
“Example only. We wanted an investment that still made sense after rates, vacancy and maintenance — not just a suburb name.”
FAQ
Questions buyers usually ask first.
Yes. A buyers agent does not replace legal or lending advice. Your solicitor or licensed conveyancer should review the contract before you bid at auction or exchange, and your lender or broker should confirm what you can actually settle.
We provide the search, a written brief, inspection notes, an assessed buying range (not a valuation), coordination of reports, negotiation or auction bidding under your written authority, and a clear recommendation with a walk-away ceiling. Your solicitor or conveyancer reviews the contract, title, easements, special conditions and cooling-off or auction implications, and manages exchange and settlement. An independent building, pest or strata inspector reports on the physical condition of the property or the owners corporation’s records. We help you brief those specialists and interpret the practical effect of their findings; we do not perform legal work or a licensed building inspection ourselves.
Yes, that can be a standalone service or part of a full search. In NSW there is no cooling-off period when you buy at auction, or if you exchange contracts on the same day after a property is passed in. Finance, inspections and the contract need to be settled before you bid, and we need your written authority and a maximum price.
It usually means a property being discussed or offered before, or instead of, a public campaign. Access depends on relationships and on whether an owner wants to sell that way. It is not automatically a better price, and the same due diligence still applies.
In a typical structure, a modest retainer is paid up front and a success fee is payable only if a purchase proceeds. Whether any unused retainer is refundable would be set out in a written agreement. The numbers on this site are examples only, and this placeholder business is not currently taking paid engagements.
Yes. The search method is similar; the brief is different. First home buyers often need help with duty concessions, lending conditions and auction process. Investors usually want a tighter focus on yield, land and outgoing costs. Read our notes on NSW first home buyer schemes, and use the buying-costs estimator, before you rely on any threshold.
Greater Sydney, with particular familiarity across St George, the Sutherland Shire, the Inner West and nearby corridors. Other suburbs are considered when they fit the brief. We are based around Mortdale in southern Sydney.
Not yet. This is a placeholder marketing site for a proposed buyers agency. The licence number shown is a placeholder, not a real licence. Do not treat this website as an offer to act as your agent until licensing and professional indemnity details are confirmed and a written agreement is signed. You can check any real NSW property licence on VerifyNSW.
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