THE BUYERS GRAILA buyer's agent
~$14,500
typical Sydney full-service fee · charged on settlement, so you pay it on top of the price you just agreed to
Know the number you walk away at. Before you offer.
Send us the listing. Within 24 hours you get the fair-value range built from recorded comparable sales, what the campaign says about the vendor's position, the agent's campaign decoded, and three numbers in writing: open, target, walk. We are paid the same whether you buy or walk, so the numbers are yours, not the market's.
Checked before it ships. Questions answered by Theo Holmes.
Helping your kids buy? Start with the family page or run the free listing check on the place they've found.
Paid the same whether you buy or walk.
No verified sale record, no report.
Every report checked before it ships.
From a real report · regional NSW · details anonymised
How the walk-away number is built.
Bought for $325k. Relisted at $320k. Looks like a discount. Add the seller's stamp duty and agent's commission and their break-even is closer to $345,000 — a vendor relisting below what they paid is a motivated seller, and we mapped exactly where their floor sat.
Our fair-value band said $305k–$330k. So the strategy read: open around $295k, target $305k–$312k, walk away above $320k. Same process, every property you're serious about.
$255–295k
v1 band (no sale record) $320k asking ~$345k
seller break-even $305k $330k
v1 band (no sale record) $320k asking ~$345k
seller break-even $305k $330k
- Open~$295,000
- Target zone$305,000 – $312,000
- Walk away above$320,000
$64,750
what a $30,000 overpay costs by the end of a 30-year loan
30-year principal and interest at 6.0% p.a. (the RBA's average new owner-occupier rate — lenders' rates), full term, no extra repayments. An upper-bound illustration of one overpay.
Informational estimate, not a sworn valuation. Outcomes depend on your negotiation — no promises, just the full picture.
Every report.
One standard.
Every figure is benchmarked against recorded sales, comparable properties and the listing's own history — and when the evidence is thin, the report says so instead of dressing up a guess as gospel.
On the property above, before the sale price was on record our band was $255k–$295k. When the record came in, we moved it to $305k–$330k — and told the client exactly why. We'd rather be right than sound certain.
Recorded facts beat estimates. Estimates beat guesses. Guesses don't ship — no verified sale record, no report.
Three steps. No calls, no meetings.
You never speak to a salesperson, and nobody contacts the agent or the vendor on your behalf.
1
Choose your pack
One property, three or five — pick how many you're weighing up. At checkout you paste the first listing link or type the address. That's the whole form — name, email, property.
2
We build it
Recorded sales, comparable properties, the listing's own history and the agent's campaign, analysed against the report standard — and checked against our compliance rules before it ships.
3
In your inbox within 24 hours
The PDF: fair-value band, the vendor's position, the risks that matter, and your opening / target / walk-away numbers.
What's inside every report
Not a glossy brochure — a decision tool. Each report gives you the evidence behind the only two questions that matter: where does the price really sit, and at what number do I walk away?
Your negotiation — named numbers
Opening offer, target zone, walk-away number, with the rationale for each, plus every leverage point on this specific property.
Forces in motion
Anchoring, scarcity, loss aversion, sunk cost — every psychological force the selling side uses on you, mapped to this property, with the counter-move.
Decode the agent
What “Price Guide Over”, “another interested party” and “make your best offer up front” are actually doing — and your move for each.
Read the vendor
Sale history, time held, vendor economics, why-selling signals — and where their floor is likely to sit.
Fair value — honestly
A value band benchmarked against real comparable sales — and honest about the difference between independent evidence and a model restating the property's own last sale.
A clear read
Where the asking price sits against the recorded sales, the risks that matter, and the reasoning spelt out — so the decision is yours, made on evidence rather than the guide.
How this compares to a buyer's agent.
versus
The Property Decision Report
$119
the homework that decides the price — what it's worth, what it costs, what to offer — in writing within 24 hours, buy or walk
Fee source: WhichRealEstateAgent, Buyer's Agent Fees Guide 2026 (Sydney average). We don't bid, inspect or negotiate for you — see “What we don't do” below.
What each one actually does.
A buyer's agent is a pair of hands. We're the homework.
Line by line — including the things a buyer's agent does that we honestly don't.
Swipe the table to compare all three →
| WHAT YOU'RE PAYING FOR | Buyer's agent ~$14,500 typical full-service fee |
The Report $119 or $83.00 each in a 3-pack |
|---|---|---|
| A written negotiation plan opening move, concession steps, walk-away discipline | ~ Advises verbally | ✓ |
| Your state's deal rules cooling-off, auction, price-guide rules | ✓ | ✓ |
| Property facts that drive leverage price history, time on market, vendor signals | ~ Partial | ✓ |
| Fair-value range, with the evidence what the recorded sales support, not the guide | ~ Verbal only | ✓ In writing |
| Opening / target / walk-away numbers, named in writing | ~ Advises | ✓ |
| What it will cost you stamp duty, concessions, ownership costs | ~ Ballpark | ✓ |
| Risks ranked + inspection checklist for the exact property | ~ Partial | ✓ |
| Comparable sales pack every sale, individually verified | ~ A few cited | ✓ |
| Growth & hold outlook 10 years of recorded suburb prices, hold costs | ✕ | ✓ |
| Agent record deep-dive + negotiation call scripts | ✕ | ✓ |
| Searches, inspects, negotiates and bids for you the pair of hands | ✓ | ✕ You do |
| Paid the same whether you buy or walk away | ✕ Paid on purchase | ✓ |
| Turnaround | ~ Weeks to months | ✓ 24 hours |
| The price of knowing one property, decided — GST included, no subscription |
~$14,500 often 1.5–3% of the price |
$119 $83.00 each in a 3-pack · $69.80 in a 5-pack |
Buyer's agent fees: $8,000–$33,000+ depending on the state, the price and the firm — around $14,500 on a Sydney full-service engagement, typically 1.5–3% of the purchase price or a flat fee (WhichRealEstateAgent, Buyer's Agent Fees Guide 2026). We compare the category, not any particular firm, and the rows above describe what a full-service engagement typically includes — individual agents vary, so check your own engagement letter.
Get your report — $119 →
One property, decided. Read a full sample first if you'd rather see it before you buy.
See a full report from your state.
Every state and territory prices, taxes and regulates property differently — so every report does too. Tap your state to read a complete 16-page sample, free, no email required.
Tap a state or territory
New South Wales
Wallsend NSW 2287
House (1965) · 607㎡ · 3 bed · 1 bath · 2 car
- Advertised
- Guide $800,000–$850,000
- Our fair-value range
- $820,000 – $860,000
- Your state's costs
- Transfer duty $30,187 · FHB $0
- Cooling-off
- 5 business days · 0.25%
Free to read. No email required. The NSW rules: duty, cooling-off, grants, auctions →
Victoria
Werribee VIC 3030
House (1984) · 604㎡ · 3 bed · 1 bath · 2 car
- Advertised
- Advertised $620,000–$660,000
- Our fair-value range
- $640,000 – $680,000
- Your state's costs
- Duty $32,270 · FHB $4,303
- Cooling-off
- 3 clear business days
Free to read. No email required. The VIC rules: duty, cooling-off, grants, auctions →
Queensland
Kallangur QLD 4503
House (1994) · 652㎡ · 3 bed · 2 bath · 4 car
- Advertised
- Offers Over $850,000
- Our fair-value range
- $875,000 – $915,000
- Your state's costs
- Duty $31,275 · home concession $24,100
- Cooling-off
- 5 business days · 0.25%
Free to read. No email required. The QLD rules: duty, cooling-off, grants, auctions →
Western Australia
Baldivis WA 6171
House (2012) · 512㎡ · 4 bed · 2 bath · 2 car
- Advertised
- From $679,000
- Our fair-value range
- $690,000 – $730,000
- Your state's costs
- Duty $26,268 · FHB $12,759
- Cooling-off
- None — O&A binds on acceptance
Free to read. No email required. The WA rules: duty, cooling-off, grants, auctions →
South Australia
Morphett Vale SA 5162
House (1974) · 712㎡ · 3 bed · 1 bath · 3 car
- Advertised
- Price guide $790,000
- Our fair-value range
- $810,000 – $850,000
- Your state's costs
- Duty $37,280 · no FHB relief
- Cooling-off
- 2 clear days after Form 1
Free to read. No email required. The SA rules: duty, cooling-off, grants, auctions →
Tasmania
Kingston TAS 7050
House (1994) · 712㎡ · 3 bed · 2 bath · 2 car
- Advertised
- Offers Over $695,000
- Our fair-value range
- $715,000 – $760,000
- Your state's costs
- Duty $26,535
- Cooling-off
- None — binding on signing
Free to read. No email required. The TAS rules: duty, cooling-off, grants, auctions →
Australian Capital Territory
Ngunnawal ACT 2913
House (1996) · 452㎡ Crown lease · 3 bed · 2 bath
- Advertised
- Offers Over $820,000
- Our fair-value range
- $840,000 – $880,000
- Your state's costs
- Duty $23,338 · HBCS may apply
- Cooling-off
- 5 business days · 0.25%
Free to read. No email required. The ACT rules: duty, cooling-off, grants, auctions →
Northern Territory
Woodroffe NT 0830
House (1990) · 813㎡ · 3 bed · 3 bath · 7 car
- Advertised
- Offers Over $690,000
- Our fair-value range
- $700,000 – $750,000
- Your state's costs
- Duty $34,155
- Cooling-off
- 4 business days
Free to read. No email required. The NT rules: duty, cooling-off, grants, auctions →
What we don't do — and what you can count on
Straight answers to the three questions every buyer asks before trusting a report over a person.
We won't bid, inspect or negotiate for you
We won't sit across the table. What you get is the number in writing, before you offer — fast enough to move before the agent expects you to. A building & pest inspection is still yours to book; we'll flag when it's critical.
Theo Holmes answers for every report
Theo sold more than $100 million of property before he moved to the buyer's side of the table. Every report is checked before it ships, he reads any report the check flags, and if anything in yours doesn't make sense, reply to the email it arrives in and he'll walk you through it. About Theo →
Information, not advice
Every report is general information to empower your own decision — not financial or personal advice, and no promises. Honest about data limitations, always. Just the full picture, while you can still use it.
The fine print we volunteered: how we get to the numbers · who pays us — and who never does · helping a child buy.
One report. However many properties you're weighing up.
Every pack below gets the same complete report — the only thing that changes is how many properties it covers. One-off, AUD, GST included, no subscription.
1 Property Report
$119 AUD
One property, fully decided.
- Fair-value range, with the evidence
- Vendor read & agent decode
- Opening / target / walk-away numbers, in writing
- Comparable sales pack, property by property
- Agent record deep-dive + negotiation call scripts
- Your state's deal rules + what it will cost you
Delivered within 24 hours — guaranteed, or we revise or refund
Recommended
3 Property Reports
$249 AUD
$83.00 per property.
- The same complete report on each of 3 properties
- Nothing is trimmed or held back at this price
- Built for a three-property shortlist
- Saves $108 against three single reports
Delivered within 24 hours — guaranteed, or we revise or refund
For the three you're weighing up.
5 Property Reports
$349 AUD
$69.80 per property.
- The same complete report on each of 5 properties
- Use them as you shortlist — no expiry
- For a longer search or a wider shortlist
- Saves $246 against five single reports
Delivered within 24 hours — guaranteed, or we revise or refund
You don't need your shortlist ready. Buy the pack, send the first listing at checkout, and send the rest whenever you find them.
The 24-hour turnaround is standard on every pack, included free.
Not sure yet? Read a full 16-page sample before you spend anything.
Questions buyers ask us
Which properties can you report on?
Any residential listing in Australia with a public listing page — realestate.com.au and Domain links work best. Houses, units and townhouses.
How fast will I get it?
Within 24 hours of payment, guaranteed — if we ever miss it, we revise or refund.
What exactly happens after I pay?
Your payment confirmation goes to you and to us at the same moment, with the property you entered at checkout. The report is built and checked, then the PDF is emailed to you.
What if the report isn't up to standard?
If it doesn't meet the standard on our methodology page, tell us within 7 days of delivery and we revise it or refund it in full.
Is the cheaper-per-report pack a smaller report?
No. Every report is identical whichever pack you buy — the same analysis, evidence and risk flags; price only buys the number of properties covered. We're paid the same whether you buy the place or walk away from it, so the best answer a report can give is sometimes “don't buy this one” — and that only means anything if we never quietly thin out the work at a lower price.
Do I need my whole shortlist ready to buy a pack?
No — send the first listing at checkout and the rest whenever you find them; there's no expiry. Most buyers are weighing up three to five properties across a five to nine month search, which is what the packs are shaped around.
What about investment properties?
Handled in the standard report. The comparable sales pack, the growth and hold outlook, and the agent record deep-dive used to sit behind a separate Investors price — they're now part of every report at every pack size.
Can I see one before I buy?
Yes — there is a complete 16-page sample for every state and territory above, free to read. They are illustrative samples: the property and the figures are modelled on suburb-level data, not delivered client reports.
Where does the data come from?
Recorded sales, comparable properties, suburb statistics and the listing's own history and campaign language. Where the evidence is thin, the report says so. If we can't verify a sale record for the property, we don't ship the report — and you're refunded in full.
Is this financial or property advice?
No. The report is general information — it organises the data so you can make your own informed decision. Always do your own due diligence and consult licensed professionals before buying.
Do you inspect the property?
No — this is a data and market analysis, not a building inspection, and it doesn't replace one.
Can I talk to a person first?
Yes. Message Theo on WhatsApp with the listing you're looking at and your question — no call to book, no sales script. Open WhatsApp →
Know before you offer.
Send us the property you're looking at. The numbers come back in writing — against the biggest cheque you'll ever write.
Get your report — $119 → Message Theo on WhatsApp1 property $119 · 3 for $249 · 5 for $349 · the same full report every time · delivered within 24 hours, guaranteed · one-off, GST included, no subscription