When it comes to buying property, you need someone in your corner who prioritises your interests. But who is truly focused on you: the “free” property spruiker or the buyer’s agent you pay for? While both claim to help buyers, the difference lies in who they actually work for, how they get paid, and how their motivations impact your investment.

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Property Spruikers: Hidden Costs in the Marketing

Property spruikers often present themselves as advisors or wealth-building experts. Operating predominantly in master-planned communities or large developments, they lure buyers with flashy promises and high-pressure tactics.

You’ll often hear phrases like:

• “Once-in-a-lifetime opportunities”
• “Who wants to look down a camera today and tell people they’ve made $30,000 by signing for their new house-and-land investment property?”
• “The best way to save tax and build wealth”

Be wary of:

• High-pressure sales tactics: Rushing you into decisions, signing contracts, or paying fees (often with discounts offered to seminar attendees who sign up on the day).
• Bundled property deals: Where the spruiker supplies mortgage broking, conveyancing/settlement, or tax advice, often tied to their network rather than independent experts.
• “Government-approved” claims: References to the Australian Taxation Office (ATO) or Australian Securities & Investments Commission (ASIC) to give their schemes false legitimacy.

These statements and tactics are designed to create urgency and excitement. But the reality is, property spruikers don’t work for you—they work for the developer or builder or both. The other big question is what happens to the develment on they sell the last block? Find out more here!

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How Property Spruikers Get Paid

Spruikers receive significant commissions for each sale, typically ranging from:

• $15,000 to $30,000 per land sale
• An equivalent amount for the build

This means that when you purchase through a spruiker, you could be paying $30,000 to $60,000 more than the property’s actual market value. The inflated cost benefits the spruiker and the developer—not you. These hidden costs are cleverly embedded in the property price, reducing your equity and long-term profitability.

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Why I Walk Away

When I attend property seminars and hear those magical phrases, I cringe. I know exactly what’s happening: it’s a sales pitch designed to exploit the emotions and aspirations of the audience. At that point, I get up and leave.

Why? Because there’s nothing to learn from these rooms. These so-called “experts” aren’t there to empower buyers or provide genuine education. Instead, they’re like the wolves of Wall Street, selling you a dream to cash in on their hefty commissions. Their loyalty lies with the developer or builder—not with you.

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Who is the Real Product?

The hard truth is that you are the product. Spruikers push properties that maximise their commissions, not ones that align with your financial goals. This can lead to:

• Overpaying for Properties: Hidden commissions inflate prices, leaving you with less equity from the start.
• Limited Choices: Spruikers only promote properties tied to specific developments.
• Generic Advice: Their guidance is tailored to sell, not to meet your individual needs.

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The Buyer’s Agent: Working Exclusively for You

Unlike property spruikers, a buyer’s agent is a licensed professional hired by you to represent your interests in real estate transactions. They work exclusively for you, not a third party, ensuring your goals are their top priority.

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How Are Buyer’s Agents Paid?

A buyer’s agent is paid directly by you, meaning there are no hidden agendas or commissions influencing their advice. Their transparent fee structure ensures that their recommendations are based solely on what’s best for you.

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Who Does the Buyer’s Agent Work For?

The answer is simple: you, the client.

• Your Goals First: A buyer’s agent focuses on your specific needs, whether that’s securing an investment property, buying your first home, or developing a portfolio.
• Long-Term Relationships: Buyer’s agents are invested in earning your trust and building a relationship, ideally capped off with a 5-star Google review for their exceptional work.
• Unbiased Advice: They search the entire market, including off-market opportunities, to find properties that truly align with your strategy.

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A Professional Team Adds Value

Great buyer’s agents often have a network of professionals they work with, including sales agents, Building & Pest Inspectors, finance brokers, conveyancers, and accountants. However, transparency is key. A trustworthy buyer’s agent will:

• Disclose any referral fees they receive in the POA Form 6 (in Queensland) if applicable.
• Avoid accepting referral fees, ensuring their recommendations are based purely on expertise and your best interests.

This transparency not only ensures ethical practices but also fosters trust in their service.

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Key Differences: Property Spruikers vs. Buyer’s Agents

Aspect	Property Spruikers	Buyer’s Agents
Who They Work For	Developer or builder or Both	You, the client
How They Get Paid	Commissions on sales	Transparent fees paid by you
Motivations	Maximise their commissions	Secure the best deal for your needs
Property Options	Limited to specific developments	Wide range, including off-market properties
Advice	Biased toward developer products	Unbiased, based on your goals
Costs	Inflated purchase prices	Clear fee structure, often saving you money

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Why Paying for a Buyer’s Agent is Worth It

While it might seem tempting to go with a “free” property spruiker, their hidden costs and biases often make them a far more expensive option in the long run. A buyer’s agent, on the other hand, offers:

• Tailored Advice: Recommendations based on your needs and goals.
• Market research and understand of different suburbs from Cleveland to Redcliffe to anywere eles in South East Queensland.
• Access to the Entire Market: Including off-market and undervalued opportunities.
• Expert Negotiation: They fight for the best price and terms on your behalf.
• Transparency: A clear fee structure ensures no surprises or conflicts of interest.
• Trust and Expertise: A buyer’s agent’s success is built on trust, long-term relationships, and glowing reviews—not quick commissions.

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Conclusion: Who’s Really Focused on You?

The choice is clear. Property spruikers may appear free, but their loyalty lies with the developer, and their hidden costs can significantly impact the value of your investment. Buyer’s agents, however, work exclusively for you, providing unbiased advice, expert negotiation, and a service built on trust.

When it comes to buying property, investing in a buyer’s agent is not just a smart decision—it’s a step toward ensuring that your goals, not someone else’s profits, come first. Ready to make your next property purchase with confidence? Speak to a trusted buyer’s agent today.