If you're considering hiring a buyer's agent in Wollongong, the questions you ask upfront will tell you whether you're dealing with someone who knows the Illawarra market or someone running a generic service from Sydney.

The good ones will answer these questions clearly and specifically. The average ones will deflect or give you marketing language. The bad ones won't have answers at all.

Here's what to ask.

1. How long have you operated in the Illawarra specifically?

This matters because the Illawarra isn't just "regional NSW south of Sydney." Thirroul, Wollongong, Shellharbour, and the southern hinterland all behave differently. A buyer's agent who's been working the northern coastal corridor for years will know which streets flood, which pockets are tightly held, and which comparable sales are actually relevant.

If they say "we cover all of NSW" or "we work with local partners," that's not the same as boots-on-the-ground local knowledge.

2. Can you show me an example of how you valued a recent property?

A good buyer's agent should be able to walk you through a recent valuation - not just the final number, but 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.

3. What's your fee structure, and what's included?

Buyer's agents charge either a flat fee or a percentage of the purchase price. Either way, you need to know:

• How much are you paying

• What services does it cover

• Whether there are additional costs (building and pest, conveyancer referral fees, travel)

• When payment is due (upfront, at settlement, or split)

If the fee structure isn't transparent, walk away.

4. Do you handle the entire process or outsource parts of it?

Some buyer's agents coordinate every step themselves. Others outsource inspections, contract review, or negotiation to third parties.

Neither approach is wrong, but you need to know who you're actually dealing with. If you're paying for a buyer's agent, you want them handling the critical parts - property assessment, negotiation, and due diligence coordination - not farming it out.

5. How many clients are you working with right now?

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.

6. Can you provide references from recent Illawarra buyers?

There are no testimonials on their website. Actual references you can contact, ideally, from buyers who purchased in the same price range or in the same suburb you're targeting.

If they can't or won't provide references, that's a problem.

7. How do you handle conflicts of interest?

If two of their clients want the same property, what happens? Do they represent both and let them compete, or do they prioritise one client over the other?

The answer should be clear and documented in their service agreement.

8. What happens if I don't like a property you recommend?

You need to know whether the buyer's agent is genuinely representing your interests or whether they're incentivised to push you toward a quick purchase.

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."

9. Do you have access to off-market properties in the Illawarra?

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 a property they secured for a client off-market?

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

10. What's your negotiation approach?

Some buyer's agents are aggressive negotiators. Others take a collaborative approach. Neither is wrong, but you need to know what you're getting.

Ask how they typically handle negotiations. Do they make low offers and work up? Do they aim for a fair price upfront? How do they handle counteroffers?

11. How do you coordinate due diligence?

Due diligence - building and pest inspections, strata reports, and contract review - is where a lot of buyers miss issues that cost them later.

Ask how the buyer's agent coordinates this. Do they arrange inspections? Do they review reports with you? Do they have relationships with trusted inspectors and conveyancers?

If they say "we can recommend someone" but don't actively coordinate, you're still doing most of the work yourself.

12. What happens if we don't find a property within my budget or timeframe?

You need to know whether the fee is refundable if the search doesn't result in a purchase. Some buyer's agents charge an upfront fee and keep it regardless. Others work on a success-based model.

Make sure you understand the terms before you sign.

The Practical Takeaway

A good buyer's agent in Wollongong will answer all of these questions clearly, specifically, and without hesitation. If they deflect, use marketing-speak, or can't provide examples, keep looking.

The right buyer's agent should feel like a local advisor who knows the Illawarra market inside out - not a generic property search service with a slick website.

If you're vetting buyer's agents and want a second opinion, book a call, and we'll talk through what to look for.