Helping All Melbourne Apartment Buyers Make More Informed Decisions, Minimise Stress and Lower Their Risk.
Backed by 30 years of apartment experience, market knowledge, research and industry contacts.
Frequently Asked Questions about Mike Bentley's Apartment Buyers Agent Service for Melbourne Apartments
Working With Me
Who will actually handle my purchase?
Me. From our first conversation through to settlement, I'll personally handle your search, inspections, negotiations and advice.
I don't hand clients to junior staff.
Will I always deal with you?
Absolutely! Yes.
Whether you're buying a $350,000 first apartment or a luxury apartment worth $2 million, you'll work directly with me throughout the entire process.
Do you limit the number of clients you work with?
Yes. I strictly limit the number of clients at any one time so every client receives my personal attention.
I never overload the searches, as my reputation for first class service is too important to me.
How long will it take?
Every search is different. Some buyers purchase within a few weeks, while others take several months.
My focus is helping you buy the right apartment — when it becomes available. No matter how long it takes.
Finding Your Apartment
How do you find apartments?
Most buyers only see what's publicly advertised. My job is to help you see opportunities before, beyond and behind the public listings.
Finding the right apartment is about much more than searching the major real estate websites.
I use 7 main ways to find opportunities and identify apartments that many buyers never see. While I keep some of my methods confidential, these are some of the main sources I use:
- Off-market opportunities — apartments that are never publicly advertised.
- Coming soon listings — properties identified before they reach the major property portals.
- Failed auctions — when a property doesn't sell, it can create an opportunity to negotiate under very different circumstances.
- Unsold long-term listings — I love these! Properties that have sat too long on the market can sometimes present stronger negotiating opportunities.
- Private sellers — owners trying to sell directly without a qualified real estate agent helping them.
- My network of selling agents — my exclusive group of experienced agents who contact me when suitable properties become available.
- The major property websites — realestate.com.au, Domain and other online portals remain an important part of every search, but these are often my last source, not my first.
I'd be delighted to share how each of these strategies works during our initial consultation, and also let you know of another very strong strategy I often use.
Do you find off-market apartments?
Yes. I actively build relationships with experienced apartment agents across inner Melbourne who often alert me to suitable opportunities before they're widely advertised.
I visit multiple Open Houses each week and chat to the selling agents, who often tell me of something they have just seen that is not on the market.
Do you only search realestate.com.au?
No. That's only one of many sources I use — and usually the last, not the first.
Many excellent buying opportunities are found before they reach the major property websites.
How do you stay up to date with the market?
I regularly attend Open Houses and inspect apartments almost every week across inner Melbourne. On many weeks this will mean up to 10 inspections, week after week.
This market knowledge helps me understand pricing, buyer demand, building quality and negotiation opportunities in a way that online research simply can't match.
And it's something most buyers simply don't have time for. At best, most potential buyers only have time for a couple of Open House inspections each week for a few weeks.
Why Choose Me
What makes you different from other buyers' agents?
Three things.
- I specialise exclusively in apartments.
- I have more than 30 years of apartment experience.
- You'll deal directly with me from start to finish.
I've spent over three decades inspecting apartments. Even today I still enjoy walking through buildings, comparing layouts and talking with agents. It's the only way to stay genuinely current with the market, and to this day I still love inspecting apartments.
Do you buy houses as well?
No. I focus exclusively on apartments.
Specialising allows me to understand apartment buildings, owners corporations, floorplans, layouts, resale performance and the issues unique to apartment buying.
Why do you specialise only in apartments?
Because apartments are a specialised market.
Buying a quality apartment requires different knowledge from buying a house. Building reputation, owners corporation issues, layouts, future resale appeal and supply all matter.
That's where my experience is focused.
Where do you buy?
I specialise in the inner ring suburbs of Melbourne. A map showing where I buy can be found on my website here:
australianpropertybuyersagent.com/where-we-buy
That's where my experience is focused.
Are you independent?
Yes. I work exclusively for the buyer.
I don't accept commissions or referral payments from developers or selling agents for recommending properties.
Why don't you employ other buyers' agents?
I built this business, and in fact my whole career, based around integrity and personal service.
Many larger firms employ teams of buyers' agents with varying levels of experience. I deliberately work very differently.
When you appoint me, you're engaging my knowledge, experience, judgement and negotiation skills — not someone you've never met, or who has been in the real estate market for just a few years.
I believe that's the level of service my clients deserve.
Can you help first-home buyers?
Absolutely. Many of my clients are buying their first apartment and really do need experienced guidance to avoid costly mistakes.
Happy to have a chat if this is your situation, as I understand it can seem overwhelming and can financially stretch you.
Do you buy new apartments too, or only work in the established market?
Both. While I specialise in Melbourne's established apartment market, I also assist clients who prefer to buy a new apartment directly from a developer.
Buying new requires a different strategy. My role is to help you negotiate the best possible outcome, rather than simply paying the advertised list price.
Some buyers prefer new, and my goal is to help them buy from developers with confidence. Many new apartments are priced significantly higher than comparable established apartments, so careful research and negotiation are essential.
Importantly, my independence means I will only recommend a development if I genuinely believe it represents good value and suits your needs. If I don't believe a project offers the right combination of quality, pricing, value and long-term appeal, I'll tell you — and if necessary, I'll recommend looking elsewhere.
Can you negotiate on my behalf on a property I have seen?
Yes. I actually enjoy doing this for clients.
Negotiating the purchase price and contract terms is one of the key reasons many clients appoint a buyers' agent.
I have an affordable "Negotiation Only" service if you want to put an offer in on a property you have found yourself.
I guarantee I save you many times the fee — or you pay nothing.
Fees And Costs
How much do you charge?
My fee is a fixed fee model, which works out at around one percent or less of the purchase price.
There are no hidden fees or percentage-based commissions.
When is the fee payable?
A $3,500 engagement fee is payable when you appoint me.
The remaining $5,500 is only payable once your purchase becomes unconditional.
Why do you charge a fixed fee?
Because I believe it better aligns my interests with yours.
Whether you buy a $450,000 apartment or a $1.5 million apartment, the work involved is often very similar.
A fixed fee means my advice and recommendations are never influenced by the purchase price.
Why don't you charge a percentage?
Many buyers' agents charge a percentage of the purchase price — that is their model.
I prefer a fixed fee because you know exactly what you'll pay from the beginning, and I have no financial incentive for you to spend more and buy a more expensive apartment.
I only want a cheaper $400,000 apartment and don't think I can afford a Buyer's Agent?
This is an excellent question, and many of my clients are first-home buyers or investors purchasing more affordable apartments — I believe they often benefit the most from having an experienced apartment specialist on their side.
I also fully understand that buying your first property can stretch your budget.
Depending on your requirements and the level of assistance you need, I may be able to tailor a solution that works for both of us.
Every buyer's circumstances are different, and I'm always happy to see if there's a practical solution. Let's have a quick chat about your situation.
Is your fee tax deductible?
For many investment buyers, buyers' agent fees generally form part of the property's cost base for capital gains tax purposes rather than being immediately deductible.
Individual circumstances differ, so you should seek advice from your accountant.
You seem less expensive than some buyers' agents. Why?
My business is deliberately structured differently.
I don't employ a large team, lease expensive office space or pass your purchase to another buyers' agent.
You're paying for my experience — not layers of overhead. I don't delegate your search to another agent, which effectively means the price has to go up.
Others
What are the next steps if I'm interested?
The first step is simply to arrange a complimentary, no-obligation phone, WhatsApp or Zoom discussion. We'll talk about:
- Your goals and budget
- The type of apartment you're looking for
- The suburbs you're considering
- Whether a buyers' agent is likely to add value in your situation
- How my service works, and answer any questions you may have
If we both feel we're a good fit, we can then discuss working together. If not, you'll still leave the call with a clearer understanding of your buying options and the apartment market.
Helping Sellers Make Better Decisions, Minimise Stress and Maximise Their Sale Price.
Backed by 30 years of experience, market knowledge, research and industry contacts.
Through his Sellers Advisory Service, offered under Citylife International, Mike acts as an independent advisor whose sole focus is protecting the seller's interests and helping them make informed decisions throughout the entire selling process.
Real Estate Websites by Web4Realty
https://web4realty.com/