Finding a commercial buyers agent should not feel like a punt. The sums are large, and the deal may shape your wealth or your business for years. ANBA, the Australian National Buyers Association, helps you find the right person for the job. We match you with a personally vetted buyer's agent from our national network. We know their work and have checked their results, and we match them to your asset, budget and target market. The introduction is free, with no pressure and no obligation.
This page explains what a commercial buyers agent does, and covers asset types, leases, yields, finance, costs and key checks, and how ANBA helps you choose a good fit.
You should not have to work this out alone
A web search gives you many names, and most sites say the same things: local skill, strong access, great deals. That does not tell you who can handle your purchase. Commercial real estate is not one market either: an office in Sydney is not like a shed in Brisbane, and a retail shop has a different risk set from a medical suite. So how do you know who has runs on the board for your asset, can read a lease, and will tell you when the income is weak or the price is too high? You should not have to make that call from a glossy site. ANBA does the vetting first, then matches you with a person we know and trust.
What a commercial buyers agent does
A commercial buyers agent is a licensed expert who acts for the buyer, while the selling agent acts for the vendor. Your agent sits on your side of the deal.
A full service starts with the brief: why you want to buy, your budget, loan, time frame, target yield, risk, and whether you plan to invest or use the site yourself. The agent then searches for suitable commercial property, finding off-market sites, checking recent sales and rent deals, and inspecting each short-listed site. The next stage is due diligence: reviewing rent, lease dates, outgoings and vacancy, flagging title, zoning and building issues for your advisers, and modelling the likely yield.
Once the case is sound, the agent helps set a fair price, makes the offer, negotiates or bids at auction, and works with your broker, lawyer and building expert through to close. A commercial property buyers advocate does the same work; what matters is that they act only for you.
We're ANBA, and we do things differently
ANBA is a matching service based on personal trust. We connect buyers with buyer's agents we know and assess their work before we put them in front of you. We are not a directory, an algorithm or a tick-and-flick referral service, and we do not send your details to a large group and wait for sales calls.
We first learn about your deal, then find the right commercial buyers agent in our network. Broad real estate experience is not enough: an agent who buys small shops may not suit a large warehouse. The match may hinge on asset class, deal size, lease type or local market. When we make an introduction, we put our name on the line.
What ANBA vets for
We look for proven outcomes: sound buys, clear advice and a fair process, and a clear market focus, because no one knows every part of commercial real estate. A good agent should know the asset type, the local sales agents and the key risks, and know when to bring in another expert.
We also draw on personal work history. A licence is a base check, not proof of skill. We want to know how the agent treats clients, and if they stay calm and tell the truth when a deal gets hard. Each agent must be licensed and put the buyer first.
Set the brief before you search
A clear brief is the base of a sound deal. It tells your agent what to seek and reject, and stops the search following the latest listing. Start with your main goal: long-term rent and growth, a site for your own firm, or a plan to develop the land. Then set the money limits: your budget and the cash needed for tax, fees and works, plus your loan terms, as commercial finance can take more time than a home loan. Your commercial buyers agent should also learn your risk line: a long lease may feel safe but lock in below-market rent, while a vacant site has more upside but no rent from day one.
- Goal. Income, growth, your own use or future works?
- Asset. Retail, office, industrial, medical, land or mixed-use?
- Income. What net yield and rent term do you need?
- Risk and exit. Can you hold through a vacancy, and who buys or leases next?
Retail, office and industrial property
Retail property turns on foot flow, access, signs, nearby trade and tenant demand; the agent should read the lease, know who pays the outgoings and test whether the rent is fair. Office space turns on floor shape, light, lifts, parking, transport and fit-out age; a cheap office may need costly work before it earns good rent. Industrial sites such as sheds, units and yards turn on clear height, truck access, power and local land supply.
Medical and allied health sites need more checks on access, parking, fit-out, power and local rules, and a purpose-built site may earn strong rent but have a narrow pool of future users. Mixed-use property can spread risk but adds work, as each part may have a different lease and tax treatment.
Leases, tenants and net income
A lease can be the heart of a commercial deal. It sets the rent, term, reviews, options and many costs. Start with the tenant: a known brand is not risk-free and a small firm is not always weak, so look at the lease bond or guarantee and how vital the site is to the tenant's trade. A long term can give stable income yet lock in poor rent, while a short term may bring risk but let you reset the rent soon.
Gross rent is not net income. Some outgoings may sit with the owner, such as rates, insurance, repairs and management, and a commercial property buyers advocate should help you see what is left after those costs. Rent reviews need care too, whether fixed, by CPI or by market.
Yield, value and the right price
Yield links income to price: a simple net yield divides yearly net rent by the purchase price. It is a useful guide but does not tell the whole story. A high yield can point to strong income or flag risk such as a short lease, weak tenant or high vacancy. A low yield may reflect a strong tenant or prime site, or mean the price is too high. The facts behind the yield matter more than the number.
A commercial buyers agent should compare recent sales and rent deals, adjust for lease length, tenant quality, site size and condition, and test the value if the site became vacant. Price is only one term: the deposit, due diligence time, settlement date and lease terms can all add value or risk.
Due diligence before you sign
Due diligence is where weak deals often show their true shape. It should fit the asset and your plan; one standard list will not suit every site. Your agent can lead the process but does not replace your advisers; you may need a lawyer, accountant, valuer, building expert or town planner.
Common checks include title, zoning, approved use, access, easements, flood, fire rules, soil, services and future road plans. For strata property, review the records, budget, insurance and planned works. Check the building as well as the lease, since roofs, lifts, air systems, fire gear and power can be costly, and make sure the current use has the right approval. The right commercial buyers agent keeps the checks on track and flags gaps before a due date, while the final call stays with you.
Owner-occupiers and commercial investors
An owner-occupier buys a site for their own firm, so the deal must suit the work as well as the books: staff access, parking, storage and room to grow may matter, and timing can be hard if your current lease ends on a set date. An investor instead weighs rent, tenant strength, lease term and vacancy. Some buyers want both, using part of a site and leasing the rest; a skilled commercial property buyers advocate can frame the search while your advisers confirm the tax plan.
Buying through an SMSF or other structure
Some buyers use a self-managed super fund to buy business property. Strict rules apply, so get tax, legal and loan advice before you sign or pay a deposit. The buyer's agent should work within the brief set by those advisers and not give tax or legal advice. The name on the contract matters, and loan steps and trust deeds can take time, so early advice gives the commercial buyers agent a clear path. Other buyers may use a company, trust or personal name, each affecting tax, debt, control and risk, so your accountant and lawyer should guide that choice early.
Markets across Australia
ANBA covers every state. We match buyers in Sydney, Melbourne, Brisbane, Perth, Adelaide, Canberra, Hobart and Darwin, plus the Gold Coast and key regional markets. Each city has many small markets: a warehouse belt on the Gold Coast can move for different reasons than a shop near the coast. Local skill is vital, so the agent should know recent sales, rent, vacancy and the sites that may soon come to market. If you have not picked a city, ANBA can first learn your goal, then match you to an agent who knows the market that fits it.
What a commercial buyers agent costs
Fees vary with the asset, price and scope. For full service, a fixed fee may start near $10,000 and rise above $50,000 for a complex deal. Some agents charge about 1% to 3% of the final price plus GST. Treat these as guides, not quotes. Many also charge an upfront retainer, which may be part of the full fee.
Other services can include search only, due diligence, negotiation or auction bidding, so ask what is in scope and what costs extra. Also ask if the fee changes with the price: a percentage fee can rise if you pay more, while a fixed fee gives more certainty. Your introduction through ANBA is free, and the agent will state their own fee before you choose whether to engage them.
Who a commercial property buyers advocate suits
This service can help many kinds of buyer, not just large firms or major funds. The value comes from the fit between the buyer, asset and agent.
- Private investors who want income, growth and clear risk checks.
- Business owners who need a site that works for staff and trade.
- Interstate or busy buyers who need skilled eyes in the local market.
- SMSF buyers who have a clear plan from their own advisers.
- First commercial buyers who want plain advice through a new process.
A commercial buyers agent is not needed for every deal. If you know the asset and market well, you may do much of the work yourself. But if the market is new, the asset is complex or your time is tight, the right help can be worth a lot. A good agent will not promise a risk-free deal; instead they help you find the risks, price them and make a clear choice.
How to choose the right agent
Start with work that is close to your brief. Ask what the agent has bought in the same asset class and price range, how they test rent and value, and which checks they lead versus which experts you must hire. Check whether the agent also sells property or takes fees from vendors, so you know who they act for. Most of all, check fit: you need an agent who will challenge a weak idea and keep the brief firm. ANBA knows where each agent is strong.
How it works
Tell us about your situation: your goal, budget, target market, asset type and time frame. We then draw on our vetted national network to find a commercial buyers agent with the right market and deal skill, and make a personal introduction, not a mass referral. The introduction is free, with no obligation, and if the fit is right, you choose what happens next.
Frequently asked questions
What does a commercial buyers agent do?
A commercial buyers agent acts for the buyer. They help set the brief, find sites, check leases and income, test value, manage due diligence, and negotiate the deal. A full service can run from the first search through to settlement.
How much does a commercial buyers agent cost?
Fees depend on the asset, price and scope. A full service fixed fee may start near $10,000 and can rise above $50,000 for large or complex work. A fee of about 1% to 3% of the purchase price plus GST is also common. The agent should state all fees before you sign, and ANBA's introduction is free.
Is a commercial property buyers advocate worth it?
The right commercial property buyers advocate can save time, widen your search and help you avoid a weak deal. Their value rests on sound checks, local market skill and firm price advice, and the fit between your brief and the agent is vital.
Is ANBA a directory of commercial buyers agents?
No. ANBA is not a directory, an algorithm or a tick-and-flick referral service. We know our agents personally and assess their work, track record, market focus and fit before we make an introduction.
Find My Buyer's Agent
Ready to find a commercial buyers agent you can trust? Tell us about your deal and we will match you with a personally vetted agent from the ANBA network. It is free, with no obligation. You can also learn about an investment property buyer's agent, get help with an SMSF property purchase, or read our guides to buyer's agent fees and how to choose a buyer's agent.