The one thing they share
Both a buyer's agent and a genuine buyer's advisory work for the buyer, and only the buyer — the opposite of the selling agent, whose duty runs to the vendor. Neither should take a commission from a seller. That shared independence is the whole point. The difference is what each is licensed and engaged to do.
Where they differ
| Buyer's advisory (858 Sydney) | Licensed buyer's agent | |
|---|---|---|
| Core role | Research, inspection, independent price opinion, coordination | Acting as your agent in the transaction — negotiating and bidding |
| Licensed activity | Advice & research are not, of themselves, licensed acts | Negotiating/bidding for reward is licensed under the Property and Stock Agents Act 2002 |
| Whose interest | Buyer only — no seller commissions | Buyer only — no seller commissions |
| Paid by | The buyer — fixed engagement fee | The buyer — fixed fee or % of price |
| Best when | You want disciplined research & honest advice, especially from overseas | You need someone licensed to negotiate or bid as your agent |
Acting as a buyer's agent for reward — negotiating or bidding on your behalf — is a licensed activity under the Property and Stock Agents Act 2002, regulated by NSW Fair Trading. Research, advice and coordination are not, in themselves, those licensed acts.
How 858 Sydney works
We are a private, independent buyer's advisory and research practice. We take your brief, research on- and off-market options, inspect on your behalf — by live video for offshore clients — form an independent price opinion from comparable sales, and coordinate finance, FIRB, due diligence and settlement. We are not a licensed real estate agency. Where a purchase needs the licensed acts of a buyer's agent, we help you engage an appropriately licensed professional, and we are always clear about which part is ours and which is theirs.
For a buyer offshore or relocating, that combination — independent research and advice, plus coordinated licensed representation when it's needed — is often exactly the right shape.
How to choose
- Start with the need. If it's clarity — what to buy, at what price, and why — advisory is the core of it.
- Check independence. Ask directly whether they ever take money from sellers or selling agents. The answer should be no.
- Get the scope in writing. What's included, what's not, what it costs — before any work begins.
- Mind the distance. From overseas, someone who inspects and reports honestly is worth more than someone who only forwards listings.
This page is general information, not legal advice. 858 Sydney is a private, independent buyer's advisory and research practice and is not a licensed real estate agency; licensed in-market acts are carried out by appropriately licensed professionals you engage. See our disclosures.
Common questions
Independent, from the first call.
Tell us the brief. We'll tell you honestly whether we can help, and how.