Not all buyer's agents are good at their job. Some deliver genuine value. Some charge a fee and deliver generic property search results you could have found yourself. Some are actively bad - pressuring you to buy properties that don't fit your brief, or negotiating poorly because they're overcommitted.

Here's how to spot the red flags before you sign.

Red Flag 1: They Won't Provide References

A good buyer's agent will have recent clients who are happy to talk about their experience. If they can't or won't provide references - actual people you can contact, not just testimonials on their website - that's a problem.

Ask for at least two references from buyers who purchased in the same suburb or price range you're targeting. Call them. Ask whether the buyer's agent delivered value and whether they'd use them again.

If the buyer's agent deflects or makes excuses, walk away.

Red Flag 2: They're Based Outside the Illawarra

If a buyer's agent is operating from Sydney and "covers the Illawarra," they don't have the local knowledge you need.

The northern Illawarra coastal suburbs behave differently from Shellharbour, which behaves differently from the southern hinterland. A buyer's agent who doesn't live and work in the region won't know which streets flood, which pockets are tightly held, or which comparable sales are actually relevant.

Look for buyer's agents based in Wollongong or the northern Illawarra who focus on this market specifically.

Red Flag 3: Their Fee Structure Is Vague

Good buyer's agents are transparent about fees. They'll tell you whether they charge a flat fee or a percentage, what's included, and when payment is due.

If they're evasive about pricing or say "it depends" without clarifying what it depends on, that's a red flag.

If they won't put the fee structure in writing, walk away.

Red Flag 4: They Pressure You to Sign Quickly

A good buyer's agent will give you time to think, ask questions, and read the service agreement carefully before you commit.

If they're pushing you to sign on the spot, or if they use high-pressure sales tactics like "this offer expires today," that's not someone you want representing you in a property negotiation.

Red Flag 5: They Can't Show You How They Value Properties

A buyer's agent should be able to walk you through a recent valuation —the comparable sales they used, the adjustments they made for land size or condition, and why they landed where they did.

If they can't do this, or if they say "we use a proprietary system," that's a red flag. Valuation isn't magic. It's recent sales data plus judgment.

Red Flag 6: They Claim to Have Off-Market Access But Can't Provide Examples

Off-market access is one of the main value-adds of a buyer's agent. If they claim to have it, ask for examples. Which agents do they work with? How often do they see pre-market listings? Can they give you a recent example of an off-market property they secured for a client?

If the answer is vague, they probably don't have meaningful off-market access.

Red Flag 7: They're Juggling Too Many Clients

A buyer's agent juggling 20 active clients at once cannot give your purchase the attention it deserves.

Ask how many buyers they're representing at any given time, and how they prioritise when multiple clients are interested in the same property.

If they dodge this question, assume they're overcommitted.

Red Flag 8: They Don't Know the Local Market

If you're buying in Thirroul and the buyer's agent can't tell you which streets are closest to the beach, which pockets have the best school zones, or what properties in your price range should look like, they don't know the market well enough to represent you.

Test their local knowledge. Ask specific questions about the suburbs you're targeting. If they give you generic answers or pivot to talking about the broader Illawarra market, they're not local enough.

Red Flag 9: They Push You Toward Properties You're Not Interested In

A good buyer's agent will keep searching until you find the right property. A bad one will pressure you to buy something that's "close enough" because they want to close the deal and move on to the next client.

If you tell them a property doesn't fit your brief and they keep pushing, that's a red flag.

Red Flag 10: The Service Agreement Has No Exit Clause

Some buyer's agents lock you into contracts with no exit clause. That means you're unhappy with their service, and you're still stuck paying the fee.

Read the service agreement carefully. If there's no provision for exiting the agreement early, or if the exit terms are punitive, don't sign.

The Practical Takeaway

A good buyer's agent in Wollongong will:

• Provide references from recent buyers

• Operate locally and know the market

• Be transparent about fees

• Give you time to think before signing

• Show you how they value properties

• Have genuine off-market access

• Manage a reasonable client load

• Demonstrate local knowledge

• Respect your brief

• Offer fair contract terms

If they're ticking multiple red flags, keep looking.

If you're vetting buyer's agents and want a second opinion, book a call.