The Eastern Suburbs is Sydney's most tightly held and competitive property market. Buying here without professional representation means competing against buyers who have it.
Quick answer
A buyers agent in Sydney's Eastern Suburbs handles the full property search and purchase on your behalf — sourcing on-market and off-market properties, conducting due diligence, and negotiating the purchase price. The Eastern Suburbs is one of Sydney's most undersupplied and auction-driven markets, where a significant proportion of quality stock never reaches public listing. Without established agent relationships, most buyers never see it.
Unicorn Buyers Agents is led by principal Dan Sofo and operates across Paddington, Double Bay, Rose Bay, Bellevue Hill, Woollahra, Bondi, Coogee, Randwick, Potts Point, and surrounding suburbs. Book a call or complete a quick enquiry below so we can understand your brief before we speak.
Most Sydney suburbs have a competitive market. The Eastern Suburbs has a structurally different one. Auction clearance rates in the Eastern Suburbs consistently run above the Sydney citywide average — reaching 74.5% at peak periods in 2025 — and listing volumes have been chronically suppressed since the pandemic. SQM Research data shows advertised stock sitting materially below the five-year average into 2026, which means buyers are competing harder for fewer publicly available properties than at almost any point in recent history.
The more significant issue for buyers searching independently is what they can’t see. In suburbs like Woollahra, research published in the AFR found that as many as one in four properties sell without being publicly listed. In Paddington, Double Bay, and Rose Bay, the proportion of stock that moves before or without public advertising is consistently high. These properties go to buyers agents with established relationships with the selling agents who hold them. They are not on Domain. They are not on realestate.com.au. And they are not available to buyers who don’t have direct access to that network.
This is not a niche advantage — it is a structural feature of the market. 72% of the properties Unicorn Buyers Agents purchases are secured off-market or before auction. That number reflects a deliberate approach to accessing the full market, not just the public portion of it.
Eastern Suburbs Market — 2025/2026
Sydney's median house value reached $1,598,819 in January 2026 (Cotality), up 7.6% over the year. The Eastern Suburbs is materially above this figure across most suburbs and property types. Clovelly's median house price rose 16.2% over 2025 — with four-bedroom houses up 27% in the same period. Bronte's median now exceeds $6.2 million, surpassing Woollahra as a prestige benchmark. Woollahra itself holds a median of $5,050,000 for houses, with Paddington at $3,550,000 — increasingly regarded as one of the better-value propositions in inner Sydney for buyers seeking prestige-adjacent living.
Domain forecasts Sydney house prices to rise a further 7% in 2026. In the Eastern Suburbs, where supply constraints are more acute than the city average, outperformance relative to the wider market is the historical norm rather than the exception.
We maintain active relationships with selling agents across the Eastern Suburbs year-round — not just when a client is searching. When a property is going to be listed, or when an owner is open to a quiet sale, our clients are the first call. We also run direct outreach, letterbox campaigns, and door-knocking where a brief demands it.
We inspect every relevant property on your behalf. You receive video walkthroughs, written assessments, and honest recommendations — including on properties that look promising online but don't stack up in person. You don't spend a weekend at an open home unless we've told you it's worth your time.
We establish what a property is actually worth using comparable sales, current market conditions, and suburb-level data — independently of the selling agent's price guide. In a market known for underquoting, having an accurate, independent appraisal before you bid or offer is not optional. It is how you avoid overpaying.
Building and pest inspection, strata report review (financials, meeting minutes, special levies, maintenance history), development risk assessment, council zoning checks, legal contract co-ordination with your solicitor. We run this process so nothing is missed and nothing slows down your purchase unnecessarily.
The Eastern Suburbs is one of Sydney's most auction-intensive markets. We have bid at hundreds of auctions across the area and understand the agents, the auctioneers, and the tactical nuances of each. We manage the entire process — pre-auction offer assessment, reserve strategy, and live bidding — so you are not making high-stakes decisions in a pressured public setting.
Where properties are available by private treaty, we negotiate with full authority and a clear brief. Our approach draws on comparable sales, knowledge of the vendor's position, and the relationship we have with the selling agent — factors that a buyer negotiating for themselves rarely has access to in combination.
"Dan knows his business, he knows real estate agents and how to negotiate with them. Furthermore he is able to snap off-market properties — which is a big plus in a competitive market."
— Unicorn Buyers Agents client
Our coverage spans the full Eastern Suburbs — from the prestige harbour-adjacent villages to the eastern beaches corridor and the inner-east terraces. Each pocket has its own supply dynamics, agent relationships, and price benchmarks, and we operate across all of them.
Our Eastern Suburbs clients cover a wide range of buyer types, but share a common characteristic: they are making a significant financial decision in one of Australia’s most competitive and opaque property markets, and they want expert representation rather than going in without it.
Often already living in the Eastern Suburbs or inner city, moving up from an apartment to a house, or from a smaller home to something with more space and a better school catchment. These buyers typically have a clear idea of what they want and need support accessing properties — particularly off-market — before they are lost to buyers with agent relationships.
Professionals and executives moving from interstate or overseas who need someone active in the market on their behalf. The Eastern Suburbs is the most common target for this buyer type — lifestyle, proximity to the CBD, quality of schooling, and long-term capital performance make it a logical destination. Remote buying in this market without representation is a significant risk.
The Eastern Suburbs has delivered some of Sydney’s strongest long-term capital growth, with suburbs like Clovelly and Bronte now challenging traditional prestige benchmarks. Investors buying here are typically prioritising capital preservation and long-term appreciation over yield. Our data-driven brief process helps investors identify where their money works hardest within the area.
Often selling a family home and moving into a high-quality apartment or smaller house in the same area. The downsizer apartment market in the Eastern Suburbs is increasingly competitive — Paddington and Darlinghurst have median apartment values under $1 million, making them attractive entry points, while the prestige apartment market has moved sharply upward. Getting the right property at the right price requires active market knowledge, not a casual search.
"Within 4 days I had my dream apartment in Sydney. Dan worked quickly to arrange an inspection, develop a wholistic profile of the property including its intrinsic value and price appraisal. Dan's professional networks within the real estate community ensured a seat at the negotiating table as pre-auction offers were made whilst I completed my due diligence."
— Rachel Ross, buyer client
Full search, appraisal, and negotiation from brief to settlement. Best for buyers who want the entire process handled, with involvement at decision points only.
Appraisal and negotiation on a property you've already found. Best for buyers who have identified something they like and want expert support before committing.
Professional representation at auction on a property you've selected. We deploy the right strategy on the day to secure the property at the best achievable price.
A buyers agent in the Eastern Suburbs sources properties — both publicly listed and off-market — that meet your brief, inspects them on your behalf, appraises their market value independently of the selling agent, manages due diligence, and negotiates the purchase. In the Eastern Suburbs specifically, the off-market sourcing function is particularly important given that a significant proportion of quality stock in suburbs like Woollahra and Paddington sells without public advertising.
It varies by suburb and property type, but the proportion is consistently high. In Woollahra, research has found that around one in four properties sells without being publicly listed. In Double Bay, Rose Bay, and Paddington, the figure is also material. This is not a minor consideration — it means that buyers searching only on Domain and realestate.com.au are operating with an incomplete picture of what is actually available. Unicorn Buyers Agents secures 72% of its purchases off-market or pre-auction across its coverage area.
Yes. Sydney's median house value rose 7.6% in the year to January 2026 (Cotality), and the Eastern Suburbs has historically outperformed the citywide average due to its chronic supply constraints and strong buyer demand. Clovelly's median house price rose 16.2% over 2025, with four-bedroom houses up 27%. Domain forecasts Sydney house prices to rise a further 7% in 2026. Auction clearance rates in the Eastern Suburbs have been running above 70% consistently since mid-2025, reflecting firm buyer competition on a limited stock base.
We cover the full Eastern Suburbs, including Paddington, Double Bay, Rose Bay, Bellevue Hill, Woollahra, Bondi, Bronte, Clovelly, Coogee, Randwick, Potts Point, Darlinghurst, and Surry Hills. If you are targeting a specific suburb or pocket within it, we can advise on current supply dynamics, recent comparable sales, and what your budget realistically buys in the current market.
Buyers agent fees in Sydney typically range from 1% to 2% of the purchase price, or a fixed fee agreed upfront. We offer clients the choice between a fixed fee or a percentage-based fee capped at a pre-agreed amount. In the Eastern Suburbs, where median house prices range from $3.5M to well above $5M in prestige suburbs, the fee is routinely offset by the price savings achieved through negotiation and the access to off-market properties that a buyer searching independently would never see. We are transparent about fees from the first call and tailor the structure to your brief.
Yes. Our Auction Bidding service is available for buyers who have already identified a property and want professional representation on auction day. The Eastern Suburbs is one of Sydney's most auction-intensive markets — having an experienced bidder with knowledge of the local agents and auctioneers is a meaningful advantage. We manage pre-auction due diligence, appraisal, reserve strategy discussion, and live bidding on your behalf.
Average time to purchase for Unicorn Buyers Agents clients across our coverage area is three to eight weeks. The Eastern Suburbs timeline depends on the specificity of the brief, the price point, and current stock levels. Highly specific briefs in tightly held streets or buildings can take longer. Buyers with some flexibility in suburb or property type typically move faster. We give you an honest assessment of timeline at the brief stage — and we keep searching until we buy you the right property, with no limit on time or properties presented.
Yes. The Eastern Suburbs is a strong long-term capital growth market, and we work with investors targeting it alongside owner-occupiers. For investors, we build a data-backed strategy around your budget, target suburbs, and investment horizon — identifying where capital growth prospects are strongest and what property types best serve your objectives. Sydney's vacancy rate is sitting at approximately 1.5% (SQM Research, early 2026), and rental demand in the Eastern Suburbs remains structurally tight, supporting both yields and long-term values.
Book a call with Dan or complete one of the fact find forms below — they take three minutes and give us what we need to come to the call prepared.
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When it comes to buying a property, many people assume that they can navigate the process on their own. However, purchasing a home or an investment property is often a complex and time-consuming process that requires expert knowledge and guidance. This is where a buyers agent can be incredibly valuable. A buyers agent is a licensed real estate professional who specializes in representing the interests of homebuyers.
In this article, we will explore what a buyer’s agent is and the benefits they offer, as well as when it is appropriate to engage their services. Whether you’re a first-time buyer or a seasoned investor, understanding the role of a buyer’s agent can make all the difference in finding your dream property.
A buyer’s agent is a fully licensed property agent who works on behalf of a homebuyer or property investor in a real estate transaction. The primary responsibility of a buyer’s agent is to help their client find and purchase a home that meets their specific needs and budget.
Buyer’s agents work exclusively with buyers and are therefore focused on helping buyers navigate the complex and sometimes overwhelming process of purchasing a home. They typically have extensive knowledge of a local real estate market and relationships with a network of selling agents in that area.
Buyer agents offer purchasers transparency and clarity around price and market value by researching comparable sales transactions and will drive the due diligence and research process to mitigate the risk of a purchased property causing problems or stress to its new owner in the future.
The way a property is marketed, negotiated, and sold depends on many factors including demand for that property type, the expectations of the vendor, and the particular style of the sales agent. Every transaction is unique and a buyers agent’s experience navigating the many variations of the sales process and the legal and financial requirements involved can undoubtedly give a purchaser an advantage.
Another of the key benefits of working with a buyer’s agent is that they can provide objective advice and representation throughout the home buying process which may otherwise become an emotional decision.
Because they work solely on behalf of the buyer, they can help their clients make informed decisions without being influenced by any other parties involved in the transaction. Additionally, many buyer’s agents will deploy methods and resources that can help buyers find and evaluate the right property more efficiently than they might be able to on their own. This includes accessing properties not listed for sale by traditional means (off-market or silent listings).
Buying and selling real estate can be complicated. That’s where buyers agents and real estate agents come in. A real estate agent is a professional who sells properties. Who does a real estate agent represent? The seller. Real estate agents are paid through commission from either the seller or the vendor. A buyer’s agent, exclusively represents the buyer. They act in the buyer’s best interest and help them through the process of securing the property they want.
Many buyer’s agents charge for service like a real estate sales agent ie, a percentage commission. This can make sense if you’re selling a property as the sales agent is incentivised to achieve a higher sales price. Paying more commission to your buyers agent the more you pay for your property can make less sense for buyers In hotter market years such as during 2020- 2021, Unicorn Buyers Agents offered fixed fees, to protect our clients.
In neutral or cooler years we offer a percentage-based fee capped at a pre-agreed rate. This way our buyers may benefit from a lower-than-expected commission whilst also having the peace of mind of knowing the maximum they’ll pay.
For maximum flexibility and transparency, we offer clients the choice to lock in a fixed fee or to hire us on a percentage-based fee capped at a pre-agreed amount.
In Australia until recently the use of a professional buyers agent to undertake one’s search and property purchase was uncommon.
Sydney house hunters have long been resigned to the stresses of endless weekend inspections and annoying agent phone calls, not to mention having to negotiate with seasoned professionals trained in the art of extracting the highest possible price for their client- the seller.
In the last few years however Australians are increasingly following the trend of their US counterparts to engage a buyers agent to find, negotiate and secure residential owner-occupied and investment property. Why?
The competition for the best property in the most desirable suburbs has intensified, with a significant percentage invisible to the average house hunter. Property prices have spiked- and so has the cost of making a mistake. And we have increasingly become time-poor professionals who realise the value in deploying another professional to do what they do best.
Hiring a buyers agent does make sense but what can you expect for your money, and how will you assess the value of your buyers agent’s services?
A good buyer’s agent in Sydney will understand your brief in detail, then tailor their services and fees to your exact needs. This may be as simple as attending an auction to bid on your behalf, or appraising a property you have found, or conducting the entire search campaign all the way from day one to contract settlement.
Dozens of physical inspections will follow, accompanied by detailed research to validate the properties have no issues and can be secured within your budget. They will have a team of professionals including building inspector, engineer, solicitor, builder, handyman and property manager- to do all the heavy lifting, and will coordinate them all on your behalf. They’ll deal with selling agents, so you don’t have to. And they’ll package up a shortlist of desirable options to make your decisions. easier.
A top buyers agent will show you the property that ticks your boxes, and sometimes that may be unconventional- but a buyers agent will also show you how an easy low-cost renovation can leave you with the property you dreamed of.
An expert buyers agent will be your voice of reason- guiding you to avoid psychological pitfalls like analysis paralysis, FOMO, buyers remorse, and more.
Finally, a good buyers agent will ensure you pay the right price, the lowest price possible given market conditions.
I talk to buyers every day and a comment I often hear is “I’d love to use a buyers agent to find my property but I really can’t afford it because I need to put every dollar toward my purchase”.
I put one to three on-market and off-market property matches in front of my clients every week. These properties are within budget, they have been physically inspected and researched to make sure they’re problem free.
I know how the sales agent will run the campaign and by deal time I’ll know the minimum price that needs to be paid to secure the property. This saves my clients thousands of dollars of search time and many thousands more by not overpaying. I’ll also buy a better house on a better street which means tens, or hundreds of thousands of dollars more in your pocket.
How? Let’s assume you manage to buy without overpaying and you’ve chosen a good suburb, street, and property type that grows in value at say 4% a year for the next decade.
Now let’s assume I could buy you a slightly better property that grows in value at a slightly better 5% for the next decade. That 1% extra on a $2m property means my purchase will be worth $200k more than yours in ten years time. Not using a good buyers agent will cost you money.
In a seller’s market with FOMO running high it seems easier to understand the value proposition for a buyers agent.
But great buyer agent work is just as critical in a cooler market. Here’s a few reasons why.
Hiring a buyer’s agent is a significant investment. Understanding how to prepare for the buying process and how to choose the right agent for your search will save you in every respect. Avoid the following mistakes and you’re well on the way to a profitable, and enjoyable buyer’s agent experience.
Serious property hunting without the funds available is unproductive. You cant buy if you haven’t got the money! The first step of buyer preparation is to have your finance in place- preferably a fully assessed loan rather than just an approval in principle.
It’s certainly advisable to research your property market, write your brief, and get your buying team in place whilst arranging finance. However, the right time to put your buyer’s agent to work officially is when your finance is approved.
A successful buying assault on a sought-after home or investment requires a crack team of experts; In addition to your buyer’s agent you’ll need a top broker and solicitor, and if the property is a renovation project, an architect, private certifier, a builder, or tradespeople, an engineer a quantity surveyor as well. This group comprises your personal army, your buying team.
If you don’t have a team at hand make it a high priority to select a buyers agent who can bring one to the table. Hiring this agent means you’ll inherit their panel of experts who have worked together in the past. You’ll enjoy the advantage of ‘synergy’ when an experienced team works together with your buyer’s agent for a great result -all without you having to lift a finger.
A buyer’s agent must be 100% working in your best interest.
This means they should not accept any type of incentive or remuneration that would affect their ability to give you independent advice. A clear contravention of this principle would be a buyer’s agent accepting an incentive from a builder or developer for an introduction that leads to a sale.
Standard agency agreements in all states generally make provision for an agent to disclose referral fees and commissions so you can understand whether there is a financial incentive involved with any of your buyers agents associations.
Good buyers agents generally have three or four core offerings ranging from “Done For You” to appraisal, negotiation, and auction attendance. Choosing the appropriate service will require you to be realistic about your own property skillset and the time you can allocate to your house hunting.
If you have the network, resources, and experience to access suitable properties then an ‘appraise and negotiate’ or ‘bid at auction’ service may really be all you need.
Be aware that although you think you can do the job using just these services, you can’t buy what you can’t see and this approach may cost you more time and money in the long run.
An agent that works (and lives and plays) in the suburbs you are searching within is tuned into the important details that can affect a successful purchase. A formal appraisal or valuation is no comparison to the local knowledge of a seasoned area specialist. Bad neighbours, upcoming poor development, problematic executive committees..a local specialist will be aware and steer you clear of troublesome issues that are not apparent to an outsider.
Buyer’s agents’ pricing can vary widely, and with good reason. Any good agent will tailor the scope of works to your circumstance and most will agree on a fixed price that reflects the work involved. It is worthwhile to understand what that work entails.
A detailed, particular brief for a property in a tightly held suburb should command a premium and what you’ll be paying for is the buyer’s agent’s network of local selling agents, business people, and community, as well as their less conventional methods of sourcing property.
More abundantly available property in a less salubrious suburb will see you paying a buyer more for their time conducting inspections and putting together the deal, or their analytical skills if it is an investment property.
Paying an entry-level agent an entry-level fee for a challenging brief will not give you an expert outcome.
Be as wary of ‘cheap’ fees as exorbitant fees. Take a moment to consider the difficulty of the task at hand and the time and expertise required.
Good buyer’s agents will apply multiple resources to source property and it merits asking how your buyer’s agent operates. Key activities you should listen for include personal outreach to a selling agent network, extensive use of research tools such as RPData, and personal outreach to potential sellers, amongst others. Opportunities arise from contact with people and the best agents spend all day talking and researching.
If the common method of sale for your future home or investment is via an auction then your buyer’s agent should have extensive bidding experience.
Auctions are volatile environments where the odds are stacked against the seller. There is plenty of room for error leading up to, and on the day and you will need an agent that, is calm, knows all the rules, and has multiple battle-tested bidding strategies. A well-chosen agent will often know the auctioneer and their calling style which can help.
It’s not considered rude to ask your prospective buyer’s agent about their auction experience, and their preferred bidding strategies.
Buyer’s agents are negotiators. They are the conduit between you and all the other players in a high-stakes situation. They’ll likely even mediate between you and your spouse when the pressure is on at deal time! To screen for a good negotiator you’ll need to trust your instincts rather than ask questions. Your prospective hire should leave you with the sense that things are going to go your way. Chances are they’ll be waving that magic wand over the other parties too which makes a good deal more likely.
The more thoroughly you detail and communicate your wants and needs, the better your outcome. A good brief goes way beyond just the property attributes. If the property is to be an investment share your overall long-term goals, how the purchase will fit into your portfolio, and when and how it will be divested.
If it’s your family home share what you do for work sports and hobbies, what your evenings and weekends look, like where your kids spend their time. Property choice is driven by lifestyle and understanding this is key for your agent to find that perfect property match.
A buyer’s agent cannot work in your best interest if they have signed on other clients looking for the same type of home in the same suburb and a similar price range.
You need to ask the question- will your brief, price range and instruction have exclusivity in your agents’ portfolio, until they have found your property? It’s not a rude question to ask a prospective buyers agent what other types of clients they will concurrently be working on and what assurances they can give you there will be no conflict of interest.
It’s easy for buyer’s agencies large and small to blur the line by having multiple clients with similar briefs. In a tight market with short supply who gets first dibs on something matching multiple briefs?
As with many professional services sectors you run into the possibility of being pitched to by a senior expert only to have your brief delegated to a junior once you are on board.
This can be a frustrating experience. If you are choosing a larger organisation always confirm that the agent you want to be looking after you actually will personally be responsible for your search.
Just as you would when you hire an employee- dont be afraid to ask your buyers agent for one or two names of past clients who would be happy to comment on how they worked. Confidentiality issues aside a good buyers agent should be able to agree to this.
So there it is in a nutshell. Using a buyer’s agent will be a profitable and enjoyable experience so long as you can avoid the above mistakes.
When you’re hiring a buyer’s agent, it’s important to ask a few questions to ensure that they’re the right fit for you. Here are some questions you may want to consider:
Asking these questions will help you get a better sense of the agent’s experience, expertise, and approach to working with clients, which will help you make an informed decision when hiring a buyer’s agent
If you are using a buyer’s agent to purchase an investment property, for example, your buyers agent fees may be capitalised into the purchase and be deductible on sale. Even if you are using a buyer’s agent to purchase a personal residence, it’s worthwhile hanging on to the invoice. Check with your accountant and tax agent to see what portion of fees may be expensed and how.
Yes, a property seller can contact the buyer’s agent directly. This does in fact happen. Here at Unicorn Buyers Agents we are contacted daily by sellers interested to avoid sales agents commissions by seeing if we may have a buyer for their property.
A property seller who already has their home listed with a sales agent is much less likely to contact the buyers agent directly as they trust their nominated agent to facilitate the transaction.
A property seller who is selling privately will contact the buyer agent directly and we have conducted a number of purchases directly with the seller.
On occasion, a buyers agent may contact a seller directly even if they have a sales agent- but always with the permission of the sales agent. It may be to clarify some detail directly, to give a client peace of mind.
Yes, you do have to sign a buyer agent agreement. A buyers agent operating in NSW is required to be either a class one or class two real estate agent and must operate under legislation set down in the Property, Stock and Business Agents Act and Regulation. The legislation stipulates that an agency agreement must be in place between an agent and a principal, outlining the terms on which the work will be conducted.
Whilst you could theoretically have multiple buyers agents working for you, it would be both unlikely and undesirable for you to enter into this arrangement. Most buyers agents will require you to enter into an exclusive agency agreement which recognizes they alone are working for you and their fee is liable to be paid even in the instance another buyers agent finds a property.
Here at Unicorn Buyers Agents we work with clients confident to trust us to find and purchase their home and as such only enter into exclusive agency agreements. We do not co-opt with other agents.
So saying, we do occasionally collaborate with buyers agent colleagues outside of our organisation to assist us with a challenging brief. In this instance, we negotiate remuneration directly from our commission and no further fee is payable by our clients.
