Updated: November 2026
Thinking about hiring a buyer’s agent, or becoming one? The first question is usually the same: how much does a buyer’s agent cost? Fees are not set by law in New South Wales or Victoria, so the answer depends on the service, the property and the agent. This guide explains how buyers agent fees work, what is typical, what the agency agreement must include, and how to qualify as a buyer’s agent yourself.
A buyer’s agent (sometimes called a buyer’s advocate) is a licensed real estate professional who acts only for the buyer, not the seller. Consumer Affairs Victoria describes a buyer’s agent as “a licensed estate agent who, for a fee, acts for a buyer instead of a seller”. In NSW, NSW Fair Trading says a buyer’s agent must hold a real estate agent’s licence, or hold a certificate of registration and work under the direction of a licensed agent.
A buyer’s agent can:
Selling agents work for, and are paid by, the vendor. A buyer’s agent works for you, so you pay their fee. See our guide to buyer’s agents vs seller’s agents for a side-by-side comparison.
Buyers agent fees usually follow one of three models, and many agents combine them.
The agent charges a percentage of the price you pay. The Real Estate Buyers Agents Association of Australia (REBAA) says the industry average fee for a full search, inspection, due diligence and negotiation service is “somewhere between 2% and 3% of the purchase price, plus GST and an engagement fee to get started”. See REBAA’s FAQs.
As an illustration only: 2% of a $900,000 purchase is $18,000, plus $1,800 GST, so $19,800 in total. At 3%, the same purchase would cost $27,000 plus $2,700 GST, or $29,700.
Many buyer’s agents quote a flat fee, sometimes tiered by price bracket. REBAA notes some agents charge “a flat fee based on the purchase price and an engagement fee”. A fixed fee can also avoid the concern that a percentage fee may reduce the incentive to negotiate the lowest price.
Most full-service agreements include an upfront engagement (retainer) fee, then a success fee when you buy. Check whether the engagement fee is deducted from the success fee and whether any of it is refundable.
Many agents also offer negotiation-only or auction bidding services for a property you have found yourself, priced separately from a full search. REBAA notes that these fees can be tailored to the level of service, but we have not included a dollar range because we could not find a current, citable source.
There is no set local rate in either city. NSW Fair Trading and Consumer Affairs Victoria both say buyer’s agent fees are not set by law and can be negotiated. REBAA’s national average of 2–3% plus GST (plus an engagement fee) is the figure it also uses when discussing fees. What really moves the price is the purchase price (percentage fees rise with it, so many agents cap or tier them), the scope of service, how competitive the local market is, and the agent’s experience.
In both NSW and Victoria, a buyer’s agent must have a written agreement with you before they can charge you. Who pays is straightforward: you, the buyer, pay the buyer’s agent. The selling agent is paid by the vendor.
NSW: Under section 55 of the Property and Stock Agents Act 2002, an agent is not entitled to commission or expenses unless there is a written agency agreement signed by both parties, it complies with the regulations, and a signed copy is served on you within 48 hours. The Property and Stock Agents Regulation 2022 also sets out prescribed terms for different kinds of agency agreements, including buyer’s agency agreements (see schedules 5 to 12, summarised on the NSW Government agency agreements page). NSW Fair Trading also says the agent must not exceed your agreed purchase price at negotiation or auction without your express written authority, and must not accept payment for referring you to a selling agent.
Victoria: Under the Estate Agents Act 1980, an agent cannot claim commission or expenses unless they have a written authority that includes the required information, give you a copy of the signed authority, and tell you the commission and expenses are negotiable before you sign. The authority must state the agreed commission and expenses. If the fee is a percentage, an example of the dollar amount it represents must also be given. The authority must include a rebate statement and advice on where to complain about commission. See Authorities, rebates and commission (Consumer Affairs Victoria).
Consumer Affairs Victoria and NSW Fair Trading both suggest asking:
It depends on your time, experience and the market. A good buyer’s agent can save weeks of inspections, open up off-market listings and keep emotion out of an auction, but a full-service fee can run to tens of thousands of dollars. If you are confident researching, a negotiation-only or auction service may be enough.
In NSW, licensing has three levels. To act for buyers, you work towards a Class 2 licence. Confirm the current rules on the NSW Government pages for assistant agent certificates of registration and real estate agent licences.
In Victoria, buyer’s agents are licensed estate agents, or agents’ representatives who work for one. To start as an agent’s representative you need the prescribed 18 units of CPP41419, completed within the last five years. From 25 November 2026, new agents’ representatives must also register with the Business Licensing Authority and pay a fee, and annual CPD (a minimum of five activities a year) applies from 1 April 2027. See Consumer Affairs Victoria’s new rules. REAA’s VIC Agent Representative Course delivers the 18 units online. For more on the Victorian pathway, see How to Become a Real Estate Agent in Victoria and real estate courses in VIC.
Take REAA’s one-minute Course Finder quiz and we’ll point you to the NSW or Victorian pathway that fits.
There’s no set fee. REBAA puts the industry average for a full service at 2–3% of the purchase price plus GST, plus an engagement fee. Many agents charge a fixed fee instead.
Yes. NSW Fair Trading and Consumer Affairs Victoria both say fees are not set by law and can be negotiated before you sign.
It depends on your agreement. Many charge a non-refundable engagement fee, so ask what you’ll pay if no property is found and how to end the agreement.
Yes. In NSW they need a real estate agent’s licence or a certificate of registration working under a licensed agent. In Victoria they must be a licensed estate agent or an agent’s representative employed by one.
Want to earn buyers agent fees rather than pay them? Start with REAA’s online, self-paced real estate training.
Written by the REAA training team, Real Estate Academy of Australia (RTO 32426). This article is general information only. Always check your state regulator for current licensing rules and read any agency authority carefully before you sign.
Course Finder
