Verify an agent’s claims by cross-referencing their sold listings on realestate.com.au and domain.com.au to check days on market and whether properties sold at or above the guide. Interview at least three agents, requesting written CMAs and evidence of comparable sales in your suburb from the last 6–12 months.
Claims of record-breaking results are common during appraisals, but the net outcome for the vendor is the only metric that matters. Verifying these claims requires a transition from listening to an agent’s pitch to auditing their actual performance data.
Auditing digital footprints
Review an agent’s sold history on realestate.com.au and domain.com.au. Look for patterns of price reductions and the number of days on market to determine if the agent’s initial pricing strategy was accurate or required mid-campaign corrections.
The interview framework
Interview a minimum of three agents and request a written Comparative Market Analysis (CMA), a proposed price range, and a specific marketing plan. A response time exceeding 24 hours to an initial inquiry is a red flag for how buyer inquiries will be managed during a live campaign.
Evaluating commission against results
Commission rates should be evaluated alongside demonstrated net outcomes rather than as a standalone cost. Research from iREC shows that an agent charging 2.5% who achieves $850,000 leaves a vendor $16,750 better off than an agent charging 1.5% who only achieves $800,000.
The pricing gap
There is often a disconnect between the advertised price guide and the final sale price. In Melbourne’s inner and middle-ring suburbs, guides are frequently set 10–15% below eventual sale prices despite Victorian laws prohibiting advertising below the reserve or the agent’s own estimate.
Frequently asked questions
How do I know if an agent is underquoting?
Underquoting occurs when a property is advertised below the reserve or the agent’s estimated price, which has been prohibited by Victorian law since 2017. While Consumer Affairs Victoria (CAV) enforces this, price guides often remain 10–15% below the final sale price in many Melbourne suburbs.
Can I cancel my agent agreement if I’m unhappy?
Victorian law provides a 3-day cooling-off period after signing. For longer-term protection, negotiate a termination clause allowing you to end the agreement with 7 days’ written notice. While not standard in the typical 60–90 day exclusivity period, confident agents will often agree to this term.
Is a lower commission always a better deal?
Not necessarily. According to iREC, the higher-commission agent who achieves a significantly higher sale price often delivers a better net result for the vendor. Focus on the total amount remaining in your pocket after the commission is paid, rather than the percentage rate alone.
What should I look for in a CMA?
A professional CMA must include properties comparable to yours sold within the same suburb over the past 6–12 months. It should clearly outline the proposed price range, the recommended sale method, and a detailed breakdown of all itemised Vendor Paid Advertising (VPA) costs.
Questions to ask your agent
- How many properties have you sold in this specific suburb in the past 12 months?
- What is your post-campaign strategy if the property passes in at auction?
- Who is the primary contact throughout the campaign—you or an assistant?
This article contains general market information based on data current as at April 2026. It does not constitute financial, legal, or real estate advice specific to your property or circumstances. For an appraisal and tailored advice, speak with a Fletchers agent in your area.