In 2025, the Northern Beaches property market continues to challenge buyers with low stock, shifting prices, and high competition. For any Northern Beaches property buyer, choosing the right Northern Beaches Buyers Agent isn’t just helpful — it’s essential. But not all agents are created equal. Here’s how to identify the most trusted, effective, and genuinely local professional for your journey.

✅ Check Experience – Local Matters More Than Ever

Look for a Northern Beaches Buyers Agent with a track record grounded in this region — not just someone who works Sydney-wide. Have they been active across multiple market cycles? A seasoned Northern Beaches Buyers Advocate knows when to push, when to pause, and how to manage the emotional ups and downs of buying in 2025.

✅ Prioritise Independence – No Hidden Agendas

Not every Northern Beaches Buyers Agent is truly on your side. Independence means your agent doesn’t accept commissions from sellers, developers, or third parties. Instead, they work solely for you — the Northern Beaches Property Buyer. Seek credentials from REBAA or REINSW. These are signs your agent is fully licensed, held accountable, and represents your interests alone.

✅ Deep Local Knowledge Beats Generic Claims

The best Northern Beaches Buyers Agent should know the nuances of every suburb — from Avalon to Manly. Ask what they know about your street, local schools, zoning changes, or upcoming infrastructure. A genuine Northern Beaches Buyers Advocate can point out pockets of hidden value or rising demand before they become obvious to the market.

Crucially, top agents use their personal networks to uncover off-market properties. These never hit realestate.com.au — and the right Northern Beaches Buyers Agent gets you through the door first.

✅ Trust Word of Mouth – Not Just a Polished Pitch

Online reviews, personal referrals, and in-depth case studies speak louder than sales talk. A credible Northern Beaches Buyers Agent should offer client stories that mirror your own goals — whether you’re upgrading, downsizing, or buying your first home.

Do past clients mention transparency, communication, or feeling heard? That’s a good sign. A trusted Northern Beaches Property Buyer advisor wins praise not for pushy tactics, but for patience, strategy, and results.

✅ Ask Better Questions in the Consultation

Don’t just “have a chat” — interview them. Ask:

• How many clients do you take on at once?

• Will I be dealing with you directly or an assistant?

• How do you handle high-pressure auctions?

A quality Northern Beaches Buyers Agent will give honest answers. Most importantly, they should listen well. You should feel informed, not sold to. This is how you know they’ll have your back.

Final Word

A great Northern Beaches Buyers Agent isn’t just about finding homes. It’s about trust, local expertise, and putting your interests first. In 2025, that kind of advocate is more valuable than ever. Choose wisely — the right Northern Beaches Buyers Advocate could change your outcome entirely.

This video says it all.

When choosing a Northern Beaches Buyers Agent, you’re often faced with a blur of similar promises and clichés. Let’s strip away the fluff and talk openly—without the sales pitch—about what genuinely makes Sarah Kaye & Co different from other Northern Beaches Buyers Agents or Northern Beaches Property Buyers.

We Don’t Just Talk Experience—We Have It

Many Buyers Agents boast “experience,” but there’s a difference between ticking a few boxes and genuinely living the role. We’re not 20-somethings fresh out of training, sitting behind a desk clicking through listings. Instead, we’re seasoned Northern Beaches Property Buyer advisors who’ve walked the streets, attended countless inspections, and personally lived through the property market cycles.

Co-founder Mike has decades of experience advising global CEOs on major investment decisions. Sarah complements this strategic rigour with real-world property market expertise from years as a successful real estate sales agent. Together, we’ve lived and breathed the nuances of Sydney’s Norther SHore and Northern Beaches for over 20 years, making us uniquely qualified North Shore and Northern Beaches Buyers Agents.

We understand property deeply, practically—not just theoretically. This isn’t a casual side job for us; it’s our core professional focus, every day of the week.

Qualifications That Actually Mean Something

Let’s be blunt: Many Buyers Agents get by with minimal industry certifications. That’s not us. Our qualifications aren’t just bits of paper—they significantly enhance our ability to protect your interests and secure better deals as your chosen Northern Beaches Property Buyer.

We hold formal university degrees that cover town planning, property law, valuation, economics, and engineering from UNSW. Moreover, our governance accreditation from the Australian Institute of Company Directors (GAICD) ensures strategic, ethical, and professional conduct beyond what you typically find in the industry. Affiliations with respected bodies like REBAA and REINSW further bolster our professional accountability, distinguishing us clearly from the average Northern Beaches Buyers Advocate.

In practical terms, this means when we provide advice you’re receiving informed guidance from a Northern Beaches Buyers Agent backed by genuine, robust academic and professional credentials.

Local Knowledge Isn’t Just a Buzzword

It’s easy for any Northern Beaches Buyers Advocate to claim they “know the area,” but the difference is in depth and authenticity. We’ve lived on the North Shore and Northern Beaches for decades—we know the hidden gems and red flags firsthand. When you mention a street, we’re not checking Google Maps; we’re mentally walking it, recalling property histories, school catchments, flood risks, and upcoming local developments.

This isn’t superficial familiarity. It’s a comprehensive insight that gives you the edge. This deep local knowledge translates directly into tangible benefits: spotting undervalued properties, avoiding costly pitfalls, and pinpointing locations with growth potential—exactly what you should expect from your Northern Beaches Buyers Agent.

Independent and Proudly Transparent

It’s disturbingly common for Buyers Agents to maintain quiet relationships with selling agents, developers, or mortgage brokers. We categorically do not. We accept no commissions, kickbacks, or hidden incentives from third parties. Our business model is transparent, straightforward, and independent—our loyalty is solely to you, the Northern Beaches Property Buyer.

If a property isn’t right, we’ll tell you bluntly—even if it means walking away. We won’t sugar-coat market conditions or potential downsides. That honest advice may sometimes be uncomfortable, but it’s always invaluable. You’ll make decisions fully informed and eyes-wide-open, as you should expect from any credible Northern Beaches Buyers Advocate.

Direct, Principal-Led Service

Here’s a reality check: Many Northern Beaches Buyers Agents promote a personal touch but quickly delegate critical aspects of the buying process to junior staff or outsourced services. We don’t.

At Sarah Kaye & Co, you deal directly with our principals—Sarah and Mike—throughout your entire property journey. While we have a skilled support team, all critical strategies, negotiations, and advice come directly from us. There’s no dilution of expertise. You’re never left guessing who’s making decisions or who’s really looking after your best interests, ensuring you get true Northern Beaches Buyers Agent expertise.

Strategic Advisory, Not Transactional Selling

While other North Shore and Northern Beaches Property Buyers might rely primarily on market movements, basic negotiation tactics, or emotional appeals, we take a fundamentally different approach. Our roots in strategic advisory, honed through decades of high-stakes investment consulting, mean we treat your property purchase as a strategic decision, not just a transaction.

This translates into rigorous analytical research, thoughtful scenario planning, and carefully managed risk mitigation. We don’t just help you buy a home; we help you make an astute, well-informed investment decision that aligns clearly with your long-term goals, something not every North Shore or Northern Beaches Buyers Advocate can promise.

We Know What’s Really Important to Buyers

We understand what truly matters to Northern Beaches Property Buyers—not just what sounds good on paper. It’s not about glossy brochures, charismatic salespeople, or flashy open homes. It’s about clarity, certainty, and calm in what is often a high-stress situation.

We’ve been through hundreds of buying journeys alongside our clients. We understand that it’s essential to genuinely listen, anticipate your needs, and provide practical guidance every step of the way. We don’t chase quick deals—we build long-term relationships grounded in trust and tangible results, setting us apart as genuinely committed North Shore and Northern Beaches Buyers Agents.

In Short: We’re Different Because We Actually Deliver

When we say we’re different, it’s not marketing jargon—it’s a fact-based claim supported by demonstrable credentials, depth of local insight, and unwavering independence. We’re seasoned, strategically driven North Shore and Northern Beaches Buyers Agents who genuinely understand the local market and what matters to you.

In choosing Sarah Kaye & Co, you’re opting for proven expertise, transparent integrity, strategic advice, and genuinely personalised service. We’re not here to impress you with fluff; we’re here to deliver meaningful outcomes for your property journey.

At Sarah Kaye & Co Buyers Agents, we’ve built our reputation as a trusted North Shore and Northern Beaches buyers agent by providing a transparent, expert-driven service rooted in experience and dedication to our clients’ success. Here’s what makes us different:

Our Experience and Local Advantage

Sarah Kaye & Co Buyers Agents has been serving the Northern Beaches and North Shore communities for over five years. This established presence has allowed us to refine our skills, build trust, and understand the local market better than newer agents. Our longevity in the industry gives you confidence that we’ve seen it all and can consistently deliver results.

Local Knowledge You Can Trust

Being a leading North Shore and Northern Beaches Buyers Agent, we actually live in the local markets we represent. Daily firsthand experience provides insight into the best schools, hidden market gems, and the lifestyle clients seek. Living locally offers an unparalleled advantage in helping you buy property on the Northern Beaches.

Expert Negotiators with Real Estate Sales Experience

Our background as real estate sales agents provides a distinct advantage. Having previously negotiated directly with buyers, we deeply understand how sales agents think, act, and negotiate. This experience is essential when navigating the complexities of buying property in New South Wales.

Accredited by Leading Industry Bodies

As an accredited agency with both REBAA (Real Estate Buyers Agents Association) and REINSW (Real Estate Institute of NSW), we adhere to the highest industry standards. Commitment to strict ethical guidelines guarantees professional, transparent, and dependable service whenever you buy property on the Northern Beaches.

Fully Licensed Real Estate Professionals

Both directors are fully licensed real estate agents, ensuring comprehensive expertise and the ability to act exclusively in your best interest. Unlike agencies relying on third-party oversight, our in-house expertise guarantees informed, professional guidance throughout your Northern Beaches property purchase.

Honest, Straightforward Communication

Honesty defines our client interactions. At Sarah Kaye & Co, you’ll always receive clear, straightforward advice. When choosing a North Shore or Northern Beaches Buyers Agent, ensure you emphasise honest and straightforward communication throughout your property buying journey.

World-Class Advisory Experience

Our experience extends beyond traditional real estate roles. We have extensive backgrounds leading advisory businesses globally, bringing a strategic, world-class perspective to every transaction. Your property purchase on the Northern Beaches or North Shore will always be strategic, informed, and aligned with your long-term goals.

Specialisation in the Northern Beaches & North Shore

The real estate industry, particularly the buyers’ agent profession, sometimes allows inexperienced entrants due to low barriers. At Sarah Kaye & Co, we focus specifically on the Northern Beaches and North Shore markets, delivering targeted insights. From family homebuyers to investors, our experience as a trusted North Shore and Northern Beaches Buyers Agent will ensure informed decisions, minimal risk, and maximised value.

In an industry ranked as the least trusted in Australia, transparency isn’t optional—it’s essential. As a trusted Northern Beaches buyers agent, we are committed to complete honesty, starting with our fees. While other agents may hide their costs, we make ours clear from the outset—no vague percentages, no hidden surprises.

How We Charge: A Fair and Transparent Model

As independent North Shore and Northern Beaches property buyers, we are paid only by you—never by the sales agent or vendor. This ensures we are 100% on your side, working solely in your best interest as your independent North Shore and Northern Beaches Buyers Agent.

Many buyer’s agents charge between 1% and 2.5% of the purchase price (plus GST). But here’s the reality:

• At 1%, you may receive a cut-rate service that doesn’t go the extra mile.
• At 2.5%, you’re likely overpaying for a service that should be more competitively priced.

Instead, we offer a simple, fixed-fee model. This ensures fairness and transparency from the start.

Our Fees: Fixed, Fair & Transparent

Our pricing model is clear and transparent:

• Fixed upfront retainer: $5,000 + GST, covering your property search.
• Success fee agreed upfront, payable only when securing your ideal property.

Our success fees:

• $15,000 + GST for properties under $2.5 million
• $20,000 + GST for properties between $2.5 million – $3.5 million
• $25,000 + GST for properties between $3.5 million – $4.0 million
• $30,000 + GST for properties over $4.0 million

What’s Included?

We offer comprehensive, end-to-end property buying services:

✅ Sourcing, inspecting & appraising properties, including off-market opportunities. ✅ Private inspections & due diligence, coordinating closely with your conveyancer, mortgage broker, and building inspector. ✅ Skilled negotiation & contract management to secure optimal terms and pricing. ✅ Pre-settlement inspections & post-purchase support, ensuring satisfaction with your purchase.

Our Directors personally manage each client engagement, guaranteeing attentive, high-quality service from start to finish—you won’t be passed off to a junior agent.

Why Fees Matter When Choosing a Buyer’s Agent

When selecting a Northern Beaches Buyers Agent, consider value, transparency, and expertise. The right agent saves time, money, and stress, ensuring you don’t overpay.

Always ask:

✔ Real Estate Licence Number (verify here).

✔ Current Professional Indemnity & Public Liability Insurance.

✔ At least five years of experience as a buyer’s agent.

With a trusted North Shore or Northern Beaches buyers agent on your side, you will secure your dream home at the right price with confidence and clarity.

Are Off-Market Properties a Good Deal for Buyers?

As an established North Shore and Northern Beaches buyers agent, we purchase many properties off-market for our clients and they can offer advantages in certain situations, but they aren’t always the golden ticket they’re made out to be.

Potential Benefits for Buyers:

✔ Less Competition – With fewer buyers aware of the listing, there’s often less pressure to compete.
✔ Quieter Negotiations – No public auctions, no last-minute bidding wars—just a direct negotiation process.
✔ Early Access – Off-market deals provide a first-mover advantage on properties that may later hit the market.

Potential Downsides for Buyers:

❌ Lack of Price Transparency – Without open market comparisons, it’s harder to gauge fair value.
❌ Limited Choice – Only a small percentage of properties are truly off-market, reducing your options.
❌ Selling Agent Control – Some selling agents use off-market listings to create a false sense of urgency, even when the property is likely to be listed publicly.

The Real Story Behind Off-Market Hype

The real estate industry—particularly large franchise agencies—has heavily promoted off-market sales. Why? Because platforms like realestate.com.au have reduced their traditional control over listings, and they’re looking for ways to regain influence over buyers and sellers.

The truth is that genuinely off-market properties (those never intended to go public) make up a very small fraction of the market. Many properties marketed as “off-market” are simply in a pre-market phase and will be publicly listed if they don’t sell privately.

How Should Buyers Approach Off-Market Properties?

As a successful North Shore and Northern Beaches buyers agent, we advise property buyers that their property search strategy should not rely solely on off-market listings but should consider both on-market and off-market opportunities.

💡 The smart approach? Work with a trusted Northern Beaches buyers agent who can:
✔ Give you access to legitimate off-market properties while filtering out “fake exclusives.”
✔ Assess the real market value to ensure you don’t overpay in a private deal.
✔ Provide a balanced strategy—exploring both on-market and off-market options so you don’t miss the best property for your needs.

Final Thoughts: Off-Market Properties Are Not a Magic Bullet

While off-market properties can be beneficial in some cases, they aren’t always better deals, nor do they guarantee buyers will find the right home. The best results come from a balanced, fact-based approach—not from chasing exclusivity myths.

If you’re looking to buy property in the Northern Beaches, work with a buyer’s agent who prioritises strategy over hype. Whether you’re searching in Manly, Dee Why, Freshwater, Palm Beach, or other Northern Beaches suburbs, a buyer’s agent ensures you explore every opportunity and make the best decision for your future home.

Gazumping is one of the most frustrating experiences for a North Shore or Northern Beaches property buyer. Imagine having your offer accepted on a Northern Beaches property, only to be told later that the seller has taken a higher offer from someone else. Unfortunately, this happens often—but is it legal?

Is Gazumping Legal in NSW

Yes, gazumping is legal in New South Wales. Until contracts are exchanged, the seller is under no legal obligation to proceed with your offer, even if they have verbally accepted it or confirmed in writing.

Under the Property and Stock Agents Regulation 2022 (NSW), Section 6, if you pay a deposit before exchange, the agent must inform you in writing that:

• The seller has no obligation to sell the property to you.
• You have no obligation to proceed with the purchase.
• Your deposit is fully refundable if the contract is not signed.

This means that even if you put down a deposit, the seller can still accept a better offer from another buyer. The only way to secure a property is through a signed contract.

How to Avoid Gazumping

If you are a North Shore or Northern Beaches Property Buyer, here’s how you can reduce the risk of being gazumped:

1. Move Quickly to Echange Contracts

✅ A property sale only becomes legally binding once contracts are exchanged.
✅ Work with a solicitor or conveyancer to finalise everything and arrange a quick exchange.

2. Request a Cooling-Off Period

✅ Some buyers exchange contracts with a 5-day cooling-off period, which prevents the seller from accepting another offer.
✅ If you back out during this period, you’ll forfeit 0.25% of the purchase price.

3. Consider Buying at Auction

✅ Auctions eliminate gazumping, as the sale is legally binding immediately when the hammer falls.

4. Negotiate a Binding Pre-Contract Agreement

✅ Some buyers attempt to lock in the deal with a pre-contract agreement before exchange.
✅ However, these agreements are not standard practice and may not always be enforceable.

What This Means for You

If you’re serious about buying a Northern Beaches property, don’t assume that a verbal agreement or deposit secures the deal. Gazumping happens often, so it’s crucial to protect yourself by:

✔ Acting fast to exchange contracts.
✔ Engaging a solicitor or conveyancer early in the process.
✔ Understanding that until contracts are signed, nothing is guaranteed.

If you want a stress-free and secure property purchase, working with a trusted Northern Beaches buyers agent ensures you have an expert in your corner to navigate these risks, negotiate effectively, and help you secure the right property without the uncertainty of gazumping.

Why Work With a Northern Beaches Buyers Agent?

As an independent Northern Beaches Buyers Agent, we ensure you:
✅ Move faster to secure your ideal property before someone else does.
✅ Negotiate from a position of strength with expert guidance.
✅ Access off-market opportunities to avoid competitive bidding wars.

If you’re looking to buy property on the Northern Beaches—whether in Manly, Dee Why, Freshwater, Palm Beach, or beyond—having a trusted Northern Beaches buyers agent in your corner can make all the difference.

Many homebuyers assume that the real estate agent they meet at an open home or through a listing can help them secure a property in their best interests—but this is not the case under NSW law.

If you’re looking to buy property on the North Shore or Northern Beaches, it’s critical to understand who works for whom in a property transaction.

The Legal Reality: Who Does a Real Estate Agent Work For?

Under the Property and Stock Agents Act 2002 (NSW), Section 48, a real estate sales agent is legally obligated to act in the seller’s best interests.

Here’s what this means for buyers:

• A real estate agent cannot legally represent both the buyer and seller in the same transaction.
• The seller’s agent’s duty is to secure the highest price and best terms for the seller—not the buyer.
• The agent is paid by the seller, creating an inherent conflict of interest when engaging with buyers.

Simply put, if you’re purchasing a property, the real estate agent you’re dealing with is not working for you—they are working for the seller.

What About Buyer’s Agents?

To ensure independent representation, buyers can engage a licensed Northern Beaches buyers agent, whose sole duty is to act in their best interests. Unlike real estate sales agents, buyer’s agents:

✔ Negotiate exclusively for the buyer—working to secure the best possible price and terms.
✔ Are prohibited from accepting commissions or fees from the seller or selling agent, ensuring unbiased advice.
✔ Are legally bound to act in the buyer’s best interests, ensuring fair representation, transparency, and protection.

By working with a trusted Northern Beaches buyer’s agent, you gain an expert who understands the Northern Beaches property market, giving you an advantage in negotiations and access to off-market opportunities.

What This Means for You as a Buyer

If you’re looking to buy property on the Northern Beaches, it’s essential to understand that a sales agent’s role is to maximise the seller’s profit. That means they are not on your side.

A North Shore and Northern Beaches Property Buyer (or Buyers Agent) however, works exclusively for you—helping you:

✔ Find and secure the right property in Manly, Dee Why, Freshwater, Palm Beach, and other Northern Beaches suburbs.
✔ Negotiate from a position of strength, ensuring you don’t overpay.
✔ Avoid costly mistakes and confidently navigate the buying process.

For truly independent representation, consider engaging a licensed Northern Beaches buyers agent—someone who will help you secure the right property at the right price and without hidden agendas.

Many buyers assume that the advertised price of a property reflects what the seller is actually willing to accept. However, this is not always the case. Underquoting—when a property is marketed at a price lower than its likely selling price—is illegal in NSW, yet it still occurs in subtle ways.

If you’re looking to buy property in the Northern Beaches, understanding underquoting laws can help you avoid misleading price guides and wasted time.

What Does NSW Law Say About Underquoting?

📌 It is an offence for a real estate agent to underquote a property’s price in advertising or any verbal or written representation to a buyer.

An agent is underquoting if they market the property at a price lower than:

✅ Their reasonable estimate of the likely selling price (stated in the agency agreement).
✅ The seller’s price instructions, if the seller has set a minimum price.

Key Legal Requirements for Selling Agents

✔ Agents must include an estimated selling price in the agency agreement.
✔ This estimate can be a range, but the range cannot exceed 10%.
✔ It is illegal for agents to use misleading pricing phrases, including:
❌ “Offers above”
❌ “Offers over”
❌ Any “+” symbol (e.g., “$1.5M+”)

Agents can choose not to disclose any price at all, but if they do, the stated price must not be lower than the estimated selling price in the agency agreement.

What Happens if Market Conditions Change?

If buyer feedback or market trends suggest a shift in property value, agents must update their estimated selling price regularly—typically on a weekly basis—and amend the agency agreement accordingly.  As an established North Shore and Northern Beaches buyers agent, we do get advised regularly by agents of price adjustments, both up and down.

👉 Important: The agent’s estimated selling price does not have to match the seller’s expectations. Their legal obligation is to provide a reasonable market estimate, not simply reflect the seller’s asking price.

If a seller instructs the agent not to disclose any price, the agent must not provide any price guide at all—whether in advertising, in writing, or verbally.

What This Means for Buyers

❌ Don’t assume the advertised price is what the property will sell for—it could be higher.
✅ Ask the agent directly: “What is the estimated selling price in the agency agreement?”
✅ Watch for price adjustments—if a property lingers on the market, the estimated price may have been revised.
✅ Work with a buyer’s agent who can provide real market insights and protect you from misleading price expectations.

💡 Bottom Line: While underquoting is illegal, it still happens in indirect ways. If you want to buy a home in the Northern Beaches without falling for misleading price guides, working with a trusted Northern Beaches buyers agent ensures you get accurate market insights and avoid wasted time

Despite the clear legal definition, some professionals opt to use the term property buyer instead of buyer’s agent. The reasons for this include:

1. Market Perception and Branding

The term buyer’s agent is still relatively new in Australia compared to selling agents, and many consumers do not fully understand the role of a buyer’s agent.  As a result, a North Shore or Northern Beaches Buyers Agent may use a more neutral or approachable term like North Shore and Northern Beaches Property Buyer to appeal to a broader audience.

2. Reputation Concerns

The real estate industry in Australia ranks among the least trusted professions. Some professionals believe the term buyer’s agent is associated with aggressive sales tactics, despite the fact that buyer’s agents work exclusively for buyers. By being referred to as a North Shore and Northern Beaches Property Buyer they aim to position themselves as independent, savvy property experts rather than traditional agents.

3. Business Names and Marketing

Some firms incorporate “property buyer” into their business names and branding. This may be due to SEO strategies, consumer behavior, or simply an attempt to differentiate from competitors who market themselves as “buyer’s agents.”

Does Using “Property Buyer” Violate the Law?

The legislation does not explicitly prohibit the use of “property buyer.” However, the Property and Stock Agents Act 2002 includes strict rules about misrepresentation and misleading conduct​.

A licensed buyer’s agent must not imply they are unlicensed or acting in any role other than as a real estate agent representing the buyer. If using “property buyer,” they must clearly disclose their licensed status to avoid potential breaches of the Act.

Key Takeaways

• Buyer’s Agent is a legally defined term requiring a licence (eg. North Shore and Northern Beaches Buyers Agent)
• Property Buyer is not a legal designation but is often used for branding and marketing (eg. North Shore and Northern Beaches Prpoperty Buyer)
• The use of “property buyer” should not mislead clients about the agent’s licensed status.
• Legislation prohibits false or misleading representations, so clarity is essential in advertising and client communication.

For buyers seeking professional representation, the safest approach is always to verify that the professional they engage holds a valid real estate licence under the Property and Stock Agents Act 2002.

The Truth About Property Disclosures in NSW

• Many buyers assume that the vendor’s agent must disclose all issues with a property.
• In reality, agents are only required to disclose “material facts”, such as whether the home has been used for a crime or contains major defects they are aware of.
• What this means for buyers: Unless you conduct your own due diligence, you could be buying a home with hidden structural issues, pest infestations, or zoning restrictions.

➡️ How to protect yourself: Work with a trusted North Shore or Northern Beaches buyers agent to ensure you receive thorough independent due diligence before you commit.

Can You Lose Your Deposit?

• If you sign a contract and later back out, you could lose your entire deposit.
• In some cases, the seller can even sue you for damages beyond the deposit amount.
• What this means for buyers: Always be 100% sure before you sign, and understand your legal rights.

➡️ How to protect yourself: Work with a trusted North Shore or Northern Beaches buyers agent to ensure your contract conditions protect you from unnecessary risks.

Most Buyers Agents

Often, a North Shore or Northern Beaches buyers agent will operate on a standard 90-day agreement, meaning they will search for your property within that timeframe. If you don’t secure a property within 90 days, some Northern Beaches Property Buyers stop working with you entirely, while others require an additional retainer or fee to continue the search.

At Sarah Kaye Buyers Agents, we believe this time limit is unnecessary and not in your best interest. Buying the right property in the Northern Beaches property market isn’t about working to an arbitrary deadline—it’s about securing the perfect home at the right price.

How We Work

That’s why, as a trusted Northern Beaches buyers agent, we don’t impose a 90-day limit. Once you engage us, we work for you until we find the right home—whether that takes days, weeks, or months. No extra fees. No hidden charges. Just a dedicated, trusted service.

We start by deeply understanding your needs, ensuring we’re the right fit for you before you commit. From there, we go all in, leveraging our expertise in Northern Beaches suburbs like Manly, Dee Why, Freshwater, and Palm Beach to secure the best possible property.

If you’re serious about buying in the Northern Beaches, you need a trusted Northern Beaches buyers agent who won’t walk away just because the contract says 90 days. With us, you get commitment, transparency, and an unwavering focus on securing the best home for you.

Can the seller make fake bids at auction?

Yes—many buyers don’t realise that at auction, the seller is legally allowed to bid on their own property through the auctioneer. This is called a vendor bid, and it’s a tactic commonly used to artificially drive up the price, making buyers believe there’s more competition than there actually is.

What does this mean for you as a buyer?

You might think you’re bidding against other buyers, but in reality, you could be bidding against the seller. This can lead to overpaying for a property—a risk that many buyers aren’t aware of when they step into the Northern Beaches property market.

How can you protect yourself?

Working with a trusted Northern Beaches Buyers Agent can help you avoid overpaying at auction. At Sarah Kaye & Co Buyers Agents, we ensure you only pay what the property is truly worth. Whether you’re looking to buy property in Manly, Dee Why, Freshwater, Palm Beach or other Beaches Suburbs, our expert negotiation can help you stay in control and secure your home at the right price.

If you’re considering buying at auction in Sydney’s Northern Beaches suburbs, don’t go in alone—speak with a Northern Beaches buyers agent first to ensure you’re not caught in a bidding war with the seller!

When Can a Seller Back Out?

• Even after you sign a contract, the seller can pull out before settlement in certain situations, including:
• If you fail to meet a contract condition, such as arranging finance or paying a deposit on time.
• If they invoke a sunset clause (in off-the-plan contracts) to cancel the deal.
• What this means for buyers: Just because you’ve signed doesn’t mean it’s locked in.

➡️ How to protect yourself: Engage a trusted North Shore or Northern Beaches buyers agent to ensure you negotiate fair contract terms and meet all obligations on time.

When Can You Lose Money?

• If you buy at auction, there is NO cooling-off period—your offer is final.
• If you buy through private treaty, you have 5 days to change your mind—but you’ll forfeit 0.25% of the purchase price if you back out.
• What this means for buyers: A cooling-off period isn’t always a safety net.

➡️ How to protect yourself: Engage a trusted North Shore or Northern Beaches buyers agent to ensure you understand the risks before signing anything.  If you work with us as your independent Northern Beaches Property Buyer we will ensure there are no surprises.

Can a Developer Change the Property?

• If you buy off-the-plan, the final property may not match what was promised in the marketing materials.
• Developers can make legal changes to the design, size, and even layout without your approval.
• What this means for buyers: Your dream apartment could shrink in size, lose features, or be delayed.

➡️ How to protect yourself: Engage a trusted North Shore or Northern Beaches buyers agent to ensure your contract limits the developer’s ability to make major changes.

What are the hidden costs of buying an apartment or townhouse?

Many buyers focus on the purchase price of an apartment or townhouse but underestimate the long-term financial risks, particularly when it comes to strata levies and special levies.

Why is this important?

🔹 Strata levies can increase significantly after purchase, particularly in newer buildings where there is no history and investment in some areas may have been artificially low.
🔹 If major building defects or repairs arise, owners may be hit with unexpected special levies—often running into thousands of dollars. This risk is generally higher in new or newly built apartment complexes.
🔹 Failing to research the building’s ‘financial and structural health’ before buying can lead to costly surprises.

How can you protect yourself?

Before you buy, due diligence is critical—and this is where an experienced Northern Beaches Buyers Agent can make all the difference.

At Sarah Kaye & Co Buyers Agents, we thoroughly investigate the building’s financial records, past maintenance history, and upcoming repair costs. Whether you’re looking at apartments in Manly, Dee Why, Freshwater, Palm Beach or other Northern Beach suburbs, we ensure you’re not walking into a financial trap.

If you’re considering buying property on the Northern Beaches, don’t take unnecessary risks.  Engage a trusted North Shore or Northern Beaches buyers agent to ensure you uncover hidden costs before you buy, ensuring you make an informed and financially sound decision.

The Truth About Zoning & Building Restrictions

• Just because you buy a property doesn’t mean you can extend, subdivide, or renovate as planned.
• Councils have strict zoning laws, and heritage overlays or easements can restrict what you do.
• What this means for buyers: If you don’t check the zoning, your dream renovation could be denied.

➡️ How to protect yourself: Ensure you engage a trusted North Shore or Northern Beaches buyers agent to confirm zoning and development restrictions before you buy.

Pre-Approvals

Many buyers assume that home loan pre-approval guarantees financing, but this isn’t the case. As an established Northern Beaches property buyer, we can tell you that pre-approval is not legally binding, and a lender can still reject your final loan application, leaving you without financing at the last moment.

As an established North Shore and Northern Beaches property buyer, we always ensure our clients understand why lenders may decline a loan after pre-approval and how to protect themselves.

Why Can a Bank Reject Your Home Loan After Pre-Approval?

Even with pre-approval, your final loan approval can be denied for several reasons:

✔ The property is deemed too high-risk – Some lenders have restrictions on certain property types, locations, or conditions, including properties in specific Northern Beaches suburbs.
✔ Your financial situation has changed – If your income, employment status, debts, or credit score changes, the bank may reassess your borrowing capacity.
✔ The lender’s valuation is lower than the purchase price – If the lender values the property below what you’ve agreed to pay, they may not approve the full loan amount, leaving you to cover the shortfall.

This means that even if you’re pre-approved, you are not guaranteed financing—and this can cause serious issues if you’ve already exchanged contracts.

How to Protect Yourself from Loan Rejection

❌ Don’t assume pre-approval guarantees loan approval—always double-check lender requirements before making an offer.
✅ Work with a buyer’s agent who understands lender restrictions and can help you identify properties that banks are more likely to approve.
✅ Engage a mortgage broker early to ensure your finances align with lender expectations.
✅ Consider a valuation contingency when negotiating your purchase to reduce financial risk.

💡 Bottom Line: Buying a home is one of the biggest financial decisions you’ll make.  Engage a trusted North Shore or Northern Beaches buyers agent to ensure you choose properties that lenders will approve, ensuring you don’t face financing roadblocks at the last minute.

What Makes Us Different?

This video says it all. 

When choosing a Northern Beaches Buyers Agent, you’re often faced with a blur of similar promises and clichés. Let’s strip away the fluff and talk openly—without the sales pitch—about what genuinely makes Sarah Kaye & Co different from other Northern Beaches Buyers Agents or Northern Beaches Property Buyers.

We Don’t Just Talk Experience—We Have It

Many Buyers Agents boast “experience,” but there’s a difference between ticking a few boxes and genuinely living the role. We’re not 20-somethings fresh out of training, sitting behind a desk clicking through listings. Instead, we’re seasoned Northern Beaches Property Buyer advisors who’ve walked the streets, attended countless inspections, and personally lived through the property market cycles.

Co-founder Mike has decades of experience advising global CEOs on major investment decisions. Sarah complements this strategic rigour with real-world property market expertise from years as a successful real estate sales agent. Together, we’ve lived and breathed the nuances of Sydney’s Norther SHore and Northern Beaches for over 20 years, making us uniquely qualified North Shore and Northern Beaches Buyers Agents.

We understand property deeply, practically—not just theoretically. This isn’t a casual side job for us; it’s our core professional focus, every day of the week.

Qualifications That Actually Mean Something

Let’s be blunt: Many Buyers Agents get by with minimal industry certifications. That’s not us. Our qualifications aren’t just bits of paper—they significantly enhance our ability to protect your interests and secure better deals as your chosen Northern Beaches Property Buyer.

We hold formal university degrees that cover town planning, property law, valuation, economics, and engineering from UNSW. Moreover, our governance accreditation from the Australian Institute of Company Directors (GAICD) ensures strategic, ethical, and professional conduct beyond what you typically find in the industry. Affiliations with respected bodies like REBAA and REINSW further bolster our professional accountability, distinguishing us clearly from the average Northern Beaches Buyers Advocate.

In practical terms, this means when we provide advice you’re receiving informed guidance from a Northern Beaches Buyers Agent backed by genuine, robust academic and professional credentials.

Local Knowledge Isn’t Just a Buzzword

It’s easy for any Northern Beaches Buyers Advocate to claim they “know the area,” but the difference is in depth and authenticity. We’ve lived on the North Shore and Northern Beaches for decades—we know the hidden gems and red flags firsthand. When you mention a street, we’re not checking Google Maps; we’re mentally walking it, recalling property histories, school catchments, flood risks, and upcoming local developments.

This isn’t superficial familiarity. It’s a comprehensive insight that gives you the edge. This deep local knowledge translates directly into tangible benefits: spotting undervalued properties, avoiding costly pitfalls, and pinpointing locations with growth potential—exactly what you should expect from your Northern Beaches Buyers Agent.

Independent and Proudly Transparent

It’s disturbingly common for Buyers Agents to maintain quiet relationships with selling agents, developers, or mortgage brokers. We categorically do not. We accept no commissions, kickbacks, or hidden incentives from third parties. Our business model is transparent, straightforward, and independent—our loyalty is solely to you, the Northern Beaches Property Buyer.

If a property isn’t right, we’ll tell you bluntly—even if it means walking away. We won’t sugar-coat market conditions or potential downsides. That honest advice may sometimes be uncomfortable, but it’s always invaluable. You’ll make decisions fully informed and eyes-wide-open, as you should expect from any credible Northern Beaches Buyers Advocate.

Direct, Principal-Led Service

Here’s a reality check: Many Northern Beaches Buyers Agents promote a personal touch but quickly delegate critical aspects of the buying process to junior staff or outsourced services. We don’t.

At Sarah Kaye & Co, you deal directly with our principals—Sarah and Mike—throughout your entire property journey. While we have a skilled support team, all critical strategies, negotiations, and advice come directly from us. There’s no dilution of expertise. You’re never left guessing who’s making decisions or who’s really looking after your best interests, ensuring you get true Northern Beaches Buyers Agent expertise.

Strategic Advisory, Not Transactional Selling

While other North Shore and Northern Beaches Property Buyers might rely primarily on market movements, basic negotiation tactics, or emotional appeals, we take a fundamentally different approach. Our roots in strategic advisory, honed through decades of high-stakes investment consulting, mean we treat your property purchase as a strategic decision, not just a transaction.

This translates into rigorous analytical research, thoughtful scenario planning, and carefully managed risk mitigation. We don’t just help you buy a home; we help you make an astute, well-informed investment decision that aligns clearly with your long-term goals, something not every North Shore or Northern Beaches Buyers Advocate can promise.

We Know What’s Really Important to Buyers

We understand what truly matters to Northern Beaches Property Buyers—not just what sounds good on paper. It’s not about glossy brochures, charismatic salespeople, or flashy open homes. It’s about clarity, certainty, and calm in what is often a high-stress situation.

We’ve been through hundreds of buying journeys alongside our clients. We understand that it’s essential to genuinely listen, anticipate your needs, and provide practical guidance every step of the way. We don’t chase quick deals—we build long-term relationships grounded in trust and tangible results, setting us apart as genuinely committed North Shore and Northern Beaches Buyers Agents.

In Short: We’re Different Because We Actually Deliver

When we say we’re different, it’s not marketing jargon—it’s a fact-based claim supported by demonstrable credentials, depth of local insight, and unwavering independence. We’re seasoned, strategically driven North Shore and Northern Beaches Buyers Agents who genuinely understand the local market and what matters to you.

In choosing Sarah Kaye & Co, you’re opting for proven expertise, transparent integrity, strategic advice, and genuinely personalised service. We’re not here to impress you with fluff; we’re here to deliver meaningful outcomes for your property journey.

At Sarah Kaye & Co Buyers Agents, we’ve built our reputation as a trusted North Shore and Northern Beaches buyers agent by providing a transparent, expert-driven service rooted in experience and dedication to our clients’ success. Here’s what makes us different:

Our Experience and Local Advantage

Sarah Kaye & Co Buyers Agents has been serving the Northern Beaches and North Shore communities for over five years. This established presence has allowed us to refine our skills, build trust, and understand the local market better than newer agents. Our longevity in the industry gives you confidence that we’ve seen it all and can consistently deliver results.

Local Knowledge You Can Trust

Being a leading North Shore and Northern Beaches Buyers Agent, we actually live in the local markets we represent. Daily firsthand experience provides insight into the best schools, hidden market gems, and the lifestyle clients seek. Living locally offers an unparalleled advantage in helping you buy property on the Northern Beaches.

Expert Negotiators with Real Estate Sales Experience

Our background as real estate sales agents provides a distinct advantage. Having previously negotiated directly with buyers, we deeply understand how sales agents think, act, and negotiate. This experience is essential when navigating the complexities of buying property in New South Wales.

Accredited by Leading Industry Bodies

As an accredited agency with both REBAA (Real Estate Buyers Agents Association) and REINSW (Real Estate Institute of NSW), we adhere to the highest industry standards. Commitment to strict ethical guidelines guarantees professional, transparent, and dependable service whenever you buy property on the Northern Beaches.

Fully Licensed Real Estate Professionals

Both directors are fully licensed real estate agents, ensuring comprehensive expertise and the ability to act exclusively in your best interest. Unlike agencies relying on third-party oversight, our in-house expertise guarantees informed, professional guidance throughout your Northern Beaches property purchase.

Honest, Straightforward Communication

Honesty defines our client interactions. At Sarah Kaye & Co, you’ll always receive clear, straightforward advice. When choosing a North Shore or Northern Beaches Buyers Agent, ensure you emphasise honest and straightforward communication throughout your property buying journey.

World-Class Advisory Experience

Our experience extends beyond traditional real estate roles. We have extensive backgrounds leading advisory businesses globally, bringing a strategic, world-class perspective to every transaction. Your property purchase on the Northern Beaches or North Shore will always be strategic, informed, and aligned with your long-term goals.

Specialisation in the Northern Beaches & North Shore

The real estate industry, particularly the buyers’ agent profession, sometimes allows inexperienced entrants due to low barriers. At Sarah Kaye & Co, we focus specifically on the Northern Beaches and North Shore markets, delivering targeted insights. From family homebuyers to investors, our experience as a trusted North Shore and Northern Beaches Buyers Agent will ensure informed decisions, minimal risk, and maximised value.

In an industry ranked as the least trusted in Australia, transparency isn’t optional—it’s essential. As a trusted Northern Beaches buyers agent, we are committed to complete honesty, starting with our fees. While other agents may hide their costs, we make ours clear from the outset—no vague percentages, no hidden surprises.

How We Charge: A Fair and Transparent Model

As independent North Shore and Northern Beaches property buyers, we are paid only by you—never by the sales agent or vendor. This ensures we are 100% on your side, working solely in your best interest as your independent North Shore and Northern Beaches Buyers Agent.

Many buyer’s agents charge between 1% and 2.5% of the purchase price (plus GST). But here’s the reality:

• At 1%, you may receive a cut-rate service that doesn’t go the extra mile.
• At 2.5%, you’re likely overpaying for a service that should be more competitively priced.

Instead, we offer a simple, fixed-fee model. This ensures fairness and transparency from the start.

Our Fees: Fixed, Fair & Transparent

Our pricing model is clear and transparent:

• Fixed upfront retainer: $5,000 + GST, covering your property search.
• Success fee agreed upfront, payable only when securing your ideal property.

Our success fees:

• $15,000 + GST for properties under $2.5 million
• $20,000 + GST for properties between $2.5 million – $3.5 million
• $25,000 + GST for properties between $3.5 million – $4.0 million
• $30,000 + GST for properties over $4.0 million

What’s Included?

We offer comprehensive, end-to-end property buying services:

✅ Sourcing, inspecting & appraising properties, including off-market opportunities. ✅ Private inspections & due diligence, coordinating closely with your conveyancer, mortgage broker, and building inspector. ✅ Skilled negotiation & contract management to secure optimal terms and pricing. ✅ Pre-settlement inspections & post-purchase support, ensuring satisfaction with your purchase.

Our Directors personally manage each client engagement, guaranteeing attentive, high-quality service from start to finish—you won’t be passed off to a junior agent.

Why Fees Matter When Choosing a Buyer’s Agent

When selecting a Northern Beaches Buyers Agent, consider value, transparency, and expertise. The right agent saves time, money, and stress, ensuring you don’t overpay.

Always ask:

✔ Real Estate Licence Number (verify here).

✔ Current Professional Indemnity & Public Liability Insurance.

✔ At least five years of experience as a buyer’s agent.

With a trusted North Shore or Northern Beaches buyers agent on your side, you will secure your dream home at the right price with confidence and clarity.

Are Off-Market Properties a Good Deal for Buyers?

As an established North Shore and Northern Beaches buyers agent, we purchase many properties off-market for our clients and they can offer advantages in certain situations, but they aren’t always the golden ticket they’re made out to be.

Potential Benefits for Buyers:

✔ Less Competition – With fewer buyers aware of the listing, there’s often less pressure to compete.
✔ Quieter Negotiations – No public auctions, no last-minute bidding wars—just a direct negotiation process.
✔ Early Access – Off-market deals provide a first-mover advantage on properties that may later hit the market.

Potential Downsides for Buyers:

❌ Lack of Price Transparency – Without open market comparisons, it’s harder to gauge fair value.
❌ Limited Choice – Only a small percentage of properties are truly off-market, reducing your options.
❌ Selling Agent Control – Some selling agents use off-market listings to create a false sense of urgency, even when the property is likely to be listed publicly.

The Real Story Behind Off-Market Hype

The real estate industry—particularly large franchise agencies—has heavily promoted off-market sales. Why? Because platforms like realestate.com.au have reduced their traditional control over listings, and they’re looking for ways to regain influence over buyers and sellers.

The truth is that genuinely off-market properties (those never intended to go public) make up a very small fraction of the market. Many properties marketed as “off-market” are simply in a pre-market phase and will be publicly listed if they don’t sell privately.

How Should Buyers Approach Off-Market Properties?

As a successful North Shore and Northern Beaches buyers agent, we advise property buyers that their property search strategy should not rely solely on off-market listings but should consider both on-market and off-market opportunities.

💡 The smart approach? Work with a trusted Northern Beaches buyers agent who can:
✔ Give you access to legitimate off-market properties while filtering out “fake exclusives.”
✔ Assess the real market value to ensure you don’t overpay in a private deal.
✔ Provide a balanced strategy—exploring both on-market and off-market options so you don’t miss the best property for your needs.

Final Thoughts: Off-Market Properties Are Not a Magic Bullet

While off-market properties can be beneficial in some cases, they aren’t always better deals, nor do they guarantee buyers will find the right home. The best results come from a balanced, fact-based approach—not from chasing exclusivity myths.

If you’re looking to buy property in the Northern Beaches, work with a buyer’s agent who prioritises strategy over hype. Whether you’re searching in Manly, Dee Why, Freshwater, Palm Beach, or other Northern Beaches suburbs, a buyer’s agent ensures you explore every opportunity and make the best decision for your future home.

Gazumping is one of the most frustrating experiences for a North Shore or Northern Beaches property buyer. Imagine having your offer accepted on a Northern Beaches property, only to be told later that the seller has taken a higher offer from someone else. Unfortunately, this happens often—but is it legal?

Is Gazumping Legal in NSW

Yes, gazumping is legal in New South Wales. Until contracts are exchanged, the seller is under no legal obligation to proceed with your offer, even if they have verbally accepted it or confirmed in writing.

Under the Property and Stock Agents Regulation 2022 (NSW), Section 6, if you pay a deposit before exchange, the agent must inform you in writing that:

• The seller has no obligation to sell the property to you.
• You have no obligation to proceed with the purchase.
• Your deposit is fully refundable if the contract is not signed.

This means that even if you put down a deposit, the seller can still accept a better offer from another buyer. The only way to secure a property is through a signed contract.

How to Avoid Gazumping

If you are a North Shore or Northern Beaches Property Buyer, here’s how you can reduce the risk of being gazumped:

1. Move Quickly to Echange Contracts

✅ A property sale only becomes legally binding once contracts are exchanged.
✅ Work with a solicitor or conveyancer to finalise everything and arrange a quick exchange.

2. Request a Cooling-Off Period

✅ Some buyers exchange contracts with a 5-day cooling-off period, which prevents the seller from accepting another offer.
✅ If you back out during this period, you’ll forfeit 0.25% of the purchase price.

3. Consider Buying at Auction

✅ Auctions eliminate gazumping, as the sale is legally binding immediately when the hammer falls.

4. Negotiate a Binding Pre-Contract Agreement

✅ Some buyers attempt to lock in the deal with a pre-contract agreement before exchange.
✅ However, these agreements are not standard practice and may not always be enforceable.

What This Means for You

If you’re serious about buying a Northern Beaches property, don’t assume that a verbal agreement or deposit secures the deal. Gazumping happens often, so it’s crucial to protect yourself by:

✔ Acting fast to exchange contracts.
✔ Engaging a solicitor or conveyancer early in the process.
✔ Understanding that until contracts are signed, nothing is guaranteed.

If you want a stress-free and secure property purchase, working with a trusted Northern Beaches buyers agent ensures you have an expert in your corner to navigate these risks, negotiate effectively, and help you secure the right property without the uncertainty of gazumping.

Why Work With a Northern Beaches Buyers Agent?

As an independent Northern Beaches Buyers Agent, we ensure you:
✅ Move faster to secure your ideal property before someone else does.
✅ Negotiate from a position of strength with expert guidance.
✅ Access off-market opportunities to avoid competitive bidding wars.

If you’re looking to buy property on the Northern Beaches—whether in Manly, Dee Why, Freshwater, Palm Beach, or beyond—having a trusted Northern Beaches buyers agent in your corner can make all the difference.

Many homebuyers assume that the real estate agent they meet at an open home or through a listing can help them secure a property in their best interests—but this is not the case under NSW law.

If you’re looking to buy property on the North Shore or Northern Beaches, it’s critical to understand who works for whom in a property transaction.

The Legal Reality: Who Does a Real Estate Agent Work For?

Under the Property and Stock Agents Act 2002 (NSW), Section 48, a real estate sales agent is legally obligated to act in the seller’s best interests.

Here’s what this means for buyers:

• A real estate agent cannot legally represent both the buyer and seller in the same transaction.
• The seller’s agent’s duty is to secure the highest price and best terms for the seller—not the buyer.
• The agent is paid by the seller, creating an inherent conflict of interest when engaging with buyers.

Simply put, if you’re purchasing a property, the real estate agent you’re dealing with is not working for you—they are working for the seller.

What About Buyer’s Agents?

To ensure independent representation, buyers can engage a licensed Northern Beaches buyers agent, whose sole duty is to act in their best interests. Unlike real estate sales agents, buyer’s agents:

✔ Negotiate exclusively for the buyer—working to secure the best possible price and terms.
✔ Are prohibited from accepting commissions or fees from the seller or selling agent, ensuring unbiased advice.
✔ Are legally bound to act in the buyer’s best interests, ensuring fair representation, transparency, and protection.

By working with a trusted Northern Beaches buyer’s agent, you gain an expert who understands the Northern Beaches property market, giving you an advantage in negotiations and access to off-market opportunities.

What This Means for You as a Buyer

If you’re looking to buy property on the Northern Beaches, it’s essential to understand that a sales agent’s role is to maximise the seller’s profit. That means they are not on your side.

A North Shore and Northern Beaches Property Buyer (or Buyers Agent) however, works exclusively for you—helping you:

✔ Find and secure the right property in Manly, Dee Why, Freshwater, Palm Beach, and other Northern Beaches suburbs.
✔ Negotiate from a position of strength, ensuring you don’t overpay.
✔ Avoid costly mistakes and confidently navigate the buying process.

For truly independent representation, consider engaging a licensed Northern Beaches buyers agent—someone who will help you secure the right property at the right price and without hidden agendas.

Many buyers assume that the advertised price of a property reflects what the seller is actually willing to accept. However, this is not always the case. Underquoting—when a property is marketed at a price lower than its likely selling price—is illegal in NSW, yet it still occurs in subtle ways.

If you’re looking to buy property in the Northern Beaches, understanding underquoting laws can help you avoid misleading price guides and wasted time.

What Does NSW Law Say About Underquoting?

📌 It is an offence for a real estate agent to underquote a property’s price in advertising or any verbal or written representation to a buyer.

An agent is underquoting if they market the property at a price lower than:

✅ Their reasonable estimate of the likely selling price (stated in the agency agreement).
✅ The seller’s price instructions, if the seller has set a minimum price.

Key Legal Requirements for Selling Agents

✔ Agents must include an estimated selling price in the agency agreement.
✔ This estimate can be a range, but the range cannot exceed 10%.
✔ It is illegal for agents to use misleading pricing phrases, including:
❌ “Offers above”
❌ “Offers over”
❌ Any “+” symbol (e.g., “$1.5M+”)

Agents can choose not to disclose any price at all, but if they do, the stated price must not be lower than the estimated selling price in the agency agreement.

What Happens if Market Conditions Change?

If buyer feedback or market trends suggest a shift in property value, agents must update their estimated selling price regularly—typically on a weekly basis—and amend the agency agreement accordingly.  As an established North Shore and Northern Beaches buyers agent, we do get advised regularly by agents of price adjustments, both up and down.

👉 Important: The agent’s estimated selling price does not have to match the seller’s expectations. Their legal obligation is to provide a reasonable market estimate, not simply reflect the seller’s asking price.

If a seller instructs the agent not to disclose any price, the agent must not provide any price guide at all—whether in advertising, in writing, or verbally.

What This Means for Buyers

❌ Don’t assume the advertised price is what the property will sell for—it could be higher.
✅ Ask the agent directly: “What is the estimated selling price in the agency agreement?”
✅ Watch for price adjustments—if a property lingers on the market, the estimated price may have been revised.
✅ Work with a buyer’s agent who can provide real market insights and protect you from misleading price expectations.

💡 Bottom Line: While underquoting is illegal, it still happens in indirect ways. If you want to buy a home in the Northern Beaches without falling for misleading price guides, working with a trusted Northern Beaches buyers agent ensures you get accurate market insights and avoid wasted time

Despite the clear legal definition, some professionals opt to use the term property buyer instead of buyer’s agent. The reasons for this include:

1. Market Perception and Branding

The term buyer’s agent is still relatively new in Australia compared to selling agents, and many consumers do not fully understand the role of a buyer’s agent.  As a result, a North Shore or Northern Beaches Buyers Agent may use a more neutral or approachable term like North Shore and Northern Beaches Property Buyer to appeal to a broader audience.

2. Reputation Concerns

The real estate industry in Australia ranks among the least trusted professions. Some professionals believe the term buyer’s agent is associated with aggressive sales tactics, despite the fact that buyer’s agents work exclusively for buyers. By being referred to as a North Shore and Northern Beaches Property Buyer they aim to position themselves as independent, savvy property experts rather than traditional agents.

3. Business Names and Marketing

Some firms incorporate “property buyer” into their business names and branding. This may be due to SEO strategies, consumer behavior, or simply an attempt to differentiate from competitors who market themselves as “buyer’s agents.”

Does Using “Property Buyer” Violate the Law?

The legislation does not explicitly prohibit the use of “property buyer.” However, the Property and Stock Agents Act 2002 includes strict rules about misrepresentation and misleading conduct​.

A licensed buyer’s agent must not imply they are unlicensed or acting in any role other than as a real estate agent representing the buyer. If using “property buyer,” they must clearly disclose their licensed status to avoid potential breaches of the Act.

Key Takeaways

• Buyer’s Agent is a legally defined term requiring a licence (eg. North Shore and Northern Beaches Buyers Agent)
• Property Buyer is not a legal designation but is often used for branding and marketing (eg. North Shore and Northern Beaches Prpoperty Buyer)
• The use of “property buyer” should not mislead clients about the agent’s licensed status.
• Legislation prohibits false or misleading representations, so clarity is essential in advertising and client communication.

For buyers seeking professional representation, the safest approach is always to verify that the professional they engage holds a valid real estate licence under the Property and Stock Agents Act 2002.

The Truth About Property Disclosures in NSW

• Many buyers assume that the vendor’s agent must disclose all issues with a property.
• In reality, agents are only required to disclose “material facts”, such as whether the home has been used for a crime or contains major defects they are aware of.
• What this means for buyers: Unless you conduct your own due diligence, you could be buying a home with hidden structural issues, pest infestations, or zoning restrictions.

➡️ How to protect yourself: Work with a trusted North Shore or Northern Beaches buyers agent to ensure you receive thorough independent due diligence before you commit.

Can You Lose Your Deposit?

• If you sign a contract and later back out, you could lose your entire deposit.
• In some cases, the seller can even sue you for damages beyond the deposit amount.
• What this means for buyers: Always be 100% sure before you sign, and understand your legal rights.

➡️ How to protect yourself: Work with a trusted North Shore or Northern Beaches buyers agent to ensure your contract conditions protect you from unnecessary risks.

Most Buyers Agents

Often, a North Shore or Northern Beaches buyers agent will operate on a standard 90-day agreement, meaning they will search for your property within that timeframe. If you don’t secure a property within 90 days, some Northern Beaches Property Buyers stop working with you entirely, while others require an additional retainer or fee to continue the search.

At Sarah Kaye Buyers Agents, we believe this time limit is unnecessary and not in your best interest. Buying the right property in the Northern Beaches property market isn’t about working to an arbitrary deadline—it’s about securing the perfect home at the right price.

How We Work

That’s why, as a trusted Northern Beaches buyers agent, we don’t impose a 90-day limit. Once you engage us, we work for you until we find the right home—whether that takes days, weeks, or months. No extra fees. No hidden charges. Just a dedicated, trusted service.

We start by deeply understanding your needs, ensuring we’re the right fit for you before you commit. From there, we go all in, leveraging our expertise in Northern Beaches suburbs like Manly, Dee Why, Freshwater, and Palm Beach to secure the best possible property.

If you’re serious about buying in the Northern Beaches, you need a trusted Northern Beaches buyers agent who won’t walk away just because the contract says 90 days. With us, you get commitment, transparency, and an unwavering focus on securing the best home for you.

Can the seller make fake bids at auction?

Yes—many buyers don’t realise that at auction, the seller is legally allowed to bid on their own property through the auctioneer. This is called a vendor bid, and it’s a tactic commonly used to artificially drive up the price, making buyers believe there’s more competition than there actually is.

What does this mean for you as a buyer?

You might think you’re bidding against other buyers, but in reality, you could be bidding against the seller. This can lead to overpaying for a property—a risk that many buyers aren’t aware of when they step into the Northern Beaches property market.

How can you protect yourself?

Working with a trusted Northern Beaches Buyers Agent can help you avoid overpaying at auction. At Sarah Kaye & Co Buyers Agents, we ensure you only pay what the property is truly worth. Whether you’re looking to buy property in Manly, Dee Why, Freshwater, Palm Beach or other Beaches Suburbs, our expert negotiation can help you stay in control and secure your home at the right price.

If you’re considering buying at auction in Sydney’s Northern Beaches suburbs, don’t go in alone—speak with a Northern Beaches buyers agent first to ensure you’re not caught in a bidding war with the seller!

When Can a Seller Back Out?

• Even after you sign a contract, the seller can pull out before settlement in certain situations, including:
• If you fail to meet a contract condition, such as arranging finance or paying a deposit on time.
• If they invoke a sunset clause (in off-the-plan contracts) to cancel the deal.
• What this means for buyers: Just because you’ve signed doesn’t mean it’s locked in.

➡️ How to protect yourself: Engage a trusted North Shore or Northern Beaches buyers agent to ensure you negotiate fair contract terms and meet all obligations on time.

When Can You Lose Money?

• If you buy at auction, there is NO cooling-off period—your offer is final.
• If you buy through private treaty, you have 5 days to change your mind—but you’ll forfeit 0.25% of the purchase price if you back out.
• What this means for buyers: A cooling-off period isn’t always a safety net.

➡️ How to protect yourself: Engage a trusted North Shore or Northern Beaches buyers agent to ensure you understand the risks before signing anything.  If you work with us as your independent Northern Beaches Property Buyer we will ensure there are no surprises.

Can a Developer Change the Property?

• If you buy off-the-plan, the final property may not match what was promised in the marketing materials.
• Developers can make legal changes to the design, size, and even layout without your approval.
• What this means for buyers: Your dream apartment could shrink in size, lose features, or be delayed.

➡️ How to protect yourself: Engage a trusted North Shore or Northern Beaches buyers agent to ensure your contract limits the developer’s ability to make major changes.

What are the hidden costs of buying an apartment or townhouse?

Many buyers focus on the purchase price of an apartment or townhouse but underestimate the long-term financial risks, particularly when it comes to strata levies and special levies.

Why is this important?

🔹 Strata levies can increase significantly after purchase, particularly in newer buildings where there is no history and investment in some areas may have been artificially low.
🔹 If major building defects or repairs arise, owners may be hit with unexpected special levies—often running into thousands of dollars. This risk is generally higher in new or newly built apartment complexes.
🔹 Failing to research the building’s ‘financial and structural health’ before buying can lead to costly surprises.

How can you protect yourself?

Before you buy, due diligence is critical—and this is where an experienced Northern Beaches Buyers Agent can make all the difference.

At Sarah Kaye & Co Buyers Agents, we thoroughly investigate the building’s financial records, past maintenance history, and upcoming repair costs. Whether you’re looking at apartments in Manly, Dee Why, Freshwater, Palm Beach or other Northern Beach suburbs, we ensure you’re not walking into a financial trap.

If you’re considering buying property on the Northern Beaches, don’t take unnecessary risks.  Engage a trusted North Shore or Northern Beaches buyers agent to ensure you uncover hidden costs before you buy, ensuring you make an informed and financially sound decision.

The Truth About Zoning & Building Restrictions

• Just because you buy a property doesn’t mean you can extend, subdivide, or renovate as planned.
• Councils have strict zoning laws, and heritage overlays or easements can restrict what you do.
• What this means for buyers: If you don’t check the zoning, your dream renovation could be denied.

➡️ How to protect yourself: Ensure you engage a trusted North Shore or Northern Beaches buyers agent to confirm zoning and development restrictions before you buy.

Pre-Approvals

Many buyers assume that home loan pre-approval guarantees financing, but this isn’t the case. As an established Northern Beaches property buyer, we can tell you that pre-approval is not legally binding, and a lender can still reject your final loan application, leaving you without financing at the last moment.

As an established North Shore and Northern Beaches property buyer, we always ensure our clients understand why lenders may decline a loan after pre-approval and how to protect themselves.

Why Can a Bank Reject Your Home Loan After Pre-Approval?

Even with pre-approval, your final loan approval can be denied for several reasons:

✔ The property is deemed too high-risk – Some lenders have restrictions on certain property types, locations, or conditions, including properties in specific Northern Beaches suburbs.
✔ Your financial situation has changed – If your income, employment status, debts, or credit score changes, the bank may reassess your borrowing capacity.
✔ The lender’s valuation is lower than the purchase price – If the lender values the property below what you’ve agreed to pay, they may not approve the full loan amount, leaving you to cover the shortfall.

This means that even if you’re pre-approved, you are not guaranteed financing—and this can cause serious issues if you’ve already exchanged contracts.

How to Protect Yourself from Loan Rejection

❌ Don’t assume pre-approval guarantees loan approval—always double-check lender requirements before making an offer.
✅ Work with a buyer’s agent who understands lender restrictions and can help you identify properties that banks are more likely to approve.
✅ Engage a mortgage broker early to ensure your finances align with lender expectations.
✅ Consider a valuation contingency when negotiating your purchase to reduce financial risk.

💡 Bottom Line: Buying a home is one of the biggest financial decisions you’ll make.  Engage a trusted North Shore or Northern Beaches buyers agent to ensure you choose properties that lenders will approve, ensuring you don’t face financing roadblocks at the last minute.