Buying property in NSW is exciting but complex. Many buyers do not know the difference between a real estate agent and a buyer’s agent. This difference matters.
Real estate agents work for the seller. Buyer’s agents, like MULLIGAN Buyers Agents, work only for you. We are one of only two buyer’s agents in Australia to complete Negotiation Mastery at Harvard Business School. Our clients benefit from world-class negotiation and expert advice.
What Is a Real Estate Agent?
real estate agent represents the vendor (seller). They promote properties, run inspections, and aim to achieve the highest price for the seller.
Their commission is usually between 1% and 3% of the final sale price.
What Is a Buyer’s Agent?
A buyer’s agent works for the purchaser. They search for properties, evaluate them, and negotiate the best deal for the buyer.
MULLIGAN Buyers Agents offers:
- Access to exclusive off-market properties
- Independent, buyer-focused advice
- Harvard-level negotiation expertise
- Support with contracts, due diligence, and settlement
| Aspect | Real Estate Agent | Buyer’s Agent (MULLIGAN) |
|---|---|---|
| Represents | Vendor | Buyer |
| Objective | Maximise sale price | Secure best price & terms for buyer |
| Market Access | Public/up‑market listings | Public + off‑market listings |
| Fee Structure | Vendor‑paid commission | Buyer‑paid flat or ~1–2% fee |
| Expertise | Sales-focused | Harvard-trained negotiation mastery |
Real Estate Agent vs Buyer’s Agent: Key Differences
Are All Buyers’ Agents the Same? Absolutely Not.
No, they are not. Some agents complete only an $8,000 online course in QLD to get a licence. They bypass NSW’s strict supervision rules. Some even illegally pay third parties to sign agreements with buyers. This leaves buyers with no legal protection.
At MULLIGAN Buyers Agents, we hold a valid NSW licence. We follow Fair Trading rules and carry full insurance. We do not use loopholes. Our clients have legal protection and full support.
Why Choose MULLIGAN Buyers Agents?
- NSW-regulated, licensed and supervised buyer advocacy
- Harvard Business School Negotiation Mastery credentials the only buyer’s agent team in Australia with this level of training
- Over 70 years of combined experience, with deep market knowledge and negotiation success
- Access to off‑market properties, tailored sourcing and strategic insight to protect your interest
How Buyer’s Agent Fees Work
Buyer’s Agent Fees (Paid by Buyer):
- Flat fee – one fixed cost, no matter the purchase price
- Percentage-based – usually 1–2% of the purchase price
- Hybrid option – retainer plus success fee
Vendor Agent Fees (Paid by Seller):
Commission, usually 1–3% of the final sale price
- Flat fee fixed fee regardless of purchase price
- Percentage based typically around 1–2% of purchase price
- Hybrid option retainer plus success fee
If you’re buying property, especially in competitive Sydney or NSW suburbs, you deserve an agent who represents only you, with proven negotiation skills and full legal compliance. MULLIGAN Buyers Agents deliver that protection, combining NSW licensing with Harvard-level negotiation mastery, market experience, and ethical advocacy.
FAQs
Are all buyer’s agents properly qualified?
No. Many operate under minimal training and regulatory loopholes, especially QLD‑licenced operators exploiting relaxed rules.
How does MULLIGAN maintain compliance?
We hold the required NSW licences, meet Fair Trading supervision standards, and operate with full professional indemnity insurance. We also hold a licence in many other states of Australia.
What sets MULLIGAN apart from other buyer’s agents?
We combine local market expertise with Harvard negotiation credential, ensuring our clients get the best possible outcomes.
Paul Mulligan is the Principal Buyers Agent & Expert Negotiator at MULLIGAN Buyers Agents, Sydney. One of only two buyer’s agents in Australia to complete Negotiation Mastery at Harvard Business School, Paul combines advanced negotiation skills with over 30 years of market expertise to achieve outstanding results for property buyers. Passionate about helping clients avoid costly mistakes, he provides expert guidance throughout the buying process from search to settlement.
