As at 7 September 2026, Property Home Base holds 506 Google reviews on its PropertyGo profile, the most of any buyer's agent working in Victoria, with Cate Bakos Property on 424 and Elite Buyers Agents on 366. All three average 5.0 stars. Across the directory, 55 Victorian agencies have at least one Google review, and the ten below account for 2,994 of them.
This is a ranking by review count, not an editorial verdict. It shows which Victorian buyer's agents have the longest public record of clients writing something, not which one suits your budget or suburbs. Read the ten, pick two or three, then use the last section to interview them.
How this list is ranked
The count comes from PropertyGo's buyer's agent directory and its weekly sync of each agency's Google reviews. I took every agency listing Victoria as a state it buys in, sorted by total reviews, and checked the top 14 profiles to confirm each has an office or service area in Victoria and is primarily a buyer's agent. Two large names failed that test and are explained below.
PropertyGo does not accept payment for a place on this list, and totals move with each weekly sync, so treat agencies a few reviews apart as equal. A high count shows volume and consistency, not suburb knowledge, and it does not replace a licence check.
The ten at a glance
| Rank | Agency | Google rating | Reviews | Based in |
|---|---|---|---|---|
| 1 | Property Home Base | 5.0 | 506 | Melbourne CBD |
| 2 | Cate Bakos Property | 5.0 | 424 | Yarraville |
| 3 | Elite Buyers Agents | 5.0 | 366 | Hawthorn East |
| 4 | Empower Wealth Advisory | 4.9 | 324 | North Melbourne |
| 5 | Industry Insider Property | 5.0 | 323 | Toorak |
| 6 | Abode Advocacy Group | 5.0 | 241 | Blackburn |
| 7 | Keyhole Property Investments | 4.7 | 229 | Southbank |
| 8 | Amy Lunardi Property | 5.0 | 208 | Fitzroy |
| 9 | Beckett Property | 5.0 | 188 | South Melbourne |
| 10 | Property Mavens | 5.0 | 185 | Melbourne |
Source: PropertyGo directory, Google review sync, as at 7 September 2026.
1. Property Home Base
Rating: 5.0 (506 Google reviews)
Based in: Melbourne CBD (Queen Street)
Focus: Buyer's agent and seller advocacy for home buyers and investors across Victoria
Property Home Base lists only two services, buyer's agent and seller advocate, which makes it the largest pure advocacy business on this list: no property management arm, no development division, so all 506 reviews relate to advocacy work. The profile describes its advocates as "personal, unbiased advisors" for buyers, sellers, homeowners and investors. It joined the PropertyGo directory in late August 2026, so it did not appear in earlier versions of this ranking, and it has not published fees. Ask for a written quote on the service level you want before comparing.
2. Cate Bakos Property
Rating: 5.0 (424 Google reviews)
Based in: Yarraville, inner west
Focus: Home finding, negotiation and auction bidding, regional purchases, investment advice
Cate Bakos is a Qualified Property Investment Adviser and her profile lists regional purchases as a distinct service, which few Melbourne advocates do. The description says the team works metropolitan and regional markets and takes on first-home buyers as well as investors. When this blog last ranked Victorian agents in August 2024 the agency had 340 reviews; it has added 84 since while holding a 5.0 average. The inner-west base matters if you are buying in Footscray, Seddon or Williamstown, where relationships with local selling agents count at auction.
3. Elite Buyers Agents
Rating: 5.0 (366 Google reviews)
Based in: Hawthorn East
Focus: Buyer's agent, investment property advice, auction bidding, property research, market evaluation
Elite Buyers Agents describes over 15 years in the Melbourne market and a structured process: explore options, review each with a market analysis, then negotiate or bid. The profile stresses unbiased evaluation, flagging problems with a property before you commit, and access to off-market stock. It sat third on the 2024 list with 299 reviews and has added 67 since. Its five listed services cover the full search-to-settlement job as well as auction bidding on its own, from a base in the middle of the inner east.
4. Empower Wealth Advisory
Rating: 4.9 (324 Google reviews)
Based in: North Melbourne (Laurens Street), per the firm's Financial Services Guide; its PropertyGo profile lists a Sydney address
Focus: Property investment advice with in-house buyer's agents, mortgage broking, financial planning, tax and SMSF
Empower Wealth is the one multi-service firm in the ten. Its profile lists eight services, of which buyer's agents is one, alongside investment advice, mortgage broking, financial planning and accounting, and it describes having assisted over 11,000 clients. Its reviews cover the whole firm, not only the buying team. It buys in Victoria, New South Wales, Queensland and Western Australia, so it suits investors who want a plan first and a purchase second. If you only want a home found and negotiated, ask whether the buyer's agent team can be engaged on its own and at what cost.
5. Industry Insider Property
Rating: 5.0 (323 Google reviews)
Based in: Toorak
Focus: Buyer's agent, auction bidding, negotiation-only service, selling advisory
Industry Insider Property keeps its profile short: it exists to secure the property you want "at the best possible price". The useful detail is the service list. Auction bidding and negotiation are offered as standalone services, which suits buyers who have already found the property and want a professional in the room on Saturday without paying for a full search. It also offers selling advisory, so ask how it handles a property it is advising the vendor on. It joined the directory in August 2026 and has not published fees.
6. Abode Advocacy Group
Rating: 5.0 (241 Google reviews)
Based in: Blackburn, eastern suburbs
Focus: Buyer's advocacy and vendor advocacy, with a stated focus on Melbourne's eastern corridor
Abode is the most geographically specific agency in the ten. Its profile names the eastern corridor as its focus and claims relationships with over 2,500 real estate agents for off-market and pre-market access, backed by over 20 years of experience and a satisfaction guarantee. It had 153 reviews on the August 2024 list and has 241 now, the fastest proportional growth of any agency in both rankings. If you are buying between Box Hill and Ringwood, test that local depth in the first meeting: ask which streets they have bought in this year.
7. Keyhole Property Investments
Rating: 4.7 (229 Google reviews)
Based in: Southbank
Focus: Buyer advocacy in packaged tiers, auction representation, vendor advocacy, property management, SMSF purchases
KPI carries the lowest average in the ten at 4.7, and it is the one agency here with a property management arm, so some reviews will come from landlords and tenants rather than buyers. The profile claims over $1 billion in negotiated transactions and sells buyer advocacy in packaged tiers (it names Diamond and Gold) plus auction representation, and it caters to buyers purchasing through a self-managed super fund. Because it manages rentals, ask whether any part of its income depends on you using that service after settlement.
8. Amy Lunardi Property
Rating: 5.0 (208 Google reviews)
Based in: Fitzroy
Focus: Buyer advocacy, vendor advocacy, property education for first-home buyers
Amy Lunardi is a Qualified Property Investment Adviser whose profile describes over a decade in the business and more than 1,000 transactions. The education arm sets the agency apart: The First Home Guidebook, an online course and podcast for first-time buyers, is listed as part of the offer, which makes it a natural first call for buyers using the 5% deposit scheme who want to understand the process before paying for a full search. The profile also describes off-market and pre-market access through a network of local agents in the inner north.
9. Beckett Property
Rating: 5.0 (188 Google reviews)
Based in: South Melbourne
Focus: Buyer's advocacy, property acquisition, property investment, property development
Beckett Property describes itself as a fully licensed buyer's advocate firm with "over 40 years combined industry experience in acquiring, selling and developing real estate", and lists Licensed Estate Agents under qualifications. The development service is the point of difference and the thing to ask about: useful if you are buying a site to build on, but confirm in writing that the firm is paid by you alone on any purchase it sources. It joined the directory in August 2026 and has not published fees.
10. Property Mavens
Rating: 5.0 (185 Google reviews)
Based in: Melbourne
Focus: Buyer advocacy, vendor advocacy, auction bidding, portfolio review, across Melbourne, Ballarat, Bendigo, Geelong and Albury-Wodonga
Property Mavens is the regional specialist of the ten. Its profile names Ballarat, Bendigo, Geelong, Albury-Wodonga and Sydney alongside Melbourne, describes over two decades of experience, and lists a Licensed Estate Agent qualification, Certified Property Investment Advisor status and membership of the REIV and the Property Investors Council of Australia. It has grown from 160 reviews on the 2024 list to 185. Its "PMProcess" is a documented step-by-step method worth asking to see before you sign, and the portfolio review service suits investors reassessing holdings before the 2027 tax changes.
Who is not on the list, and why
LongView (1,441 reviews, 4.6, Mount Waverley) would top the list on raw count. Its website calls it "one of Australia's leading independent property management groups" with 4,000+ properties under management, and its profile lists property management first, with buyer advocacy alongside. The 4.6-star rating is the one LongView displays on its property management page, so ranking it first as a buyer's agent would say little about its advocacy work.
Investor Partner Group (187 reviews, 4.9, Essendon) runs a buyer's agency, Help Me Buy, inside a group that also sells house-and-land packages and offers development, tax and SMSF services. Its profile lists property development and tax services rather than buyer advocacy, so it is not ranked.
Just outside the ten: Wallace Advocates (163 reviews, 5.0, Melbourne) and National Property Buyers (159 reviews, 5.0, Balwyn).
How to choose between them
Market first. Melbourne's median house was $920,432 at 31 August 2026, with dwelling values down 4.7% over the year and 6.8% below the March 2022 peak, according to Cotality, and capital city listings 24% higher than a year earlier. An agent earns the fee on negotiation in that market, so ask each how they would handle a passed-in property, and read why Melbourne is 2026's best-value capital before you do.
Fees. None of the ten publishes a fee on its PropertyGo profile. Consumer Affairs Victoria notes fees "are not set by law" and can be negotiated; REBAA calls the industry average "somewhere between 2% and 3% of the purchase price, plus GST and an engagement fee to get started, or a flat fee based on the purchase price and an engagement fee". On the median house, 2% is $18,409. Get every quote in writing for the same scope, using the buyer's agent fee guide to compare models.
Licence. Consumer Affairs Victoria defines a buyer's agent as "a licensed estate agent who, for a fee, acts for a buyer instead of a seller" and tells buyers to check the public register at registers.consumer.vic.gov.au first. It shows the licence number, grant or suspension dates, office addresses and any tribunal orders. Profile qualifications are self-reported; the register is not.
Exclusivity and conflicts. REBAA members "only act for the buyer", cannot have properties listed for sale and must declare any third-party commission in the agency agreement. Six of the ten also list vendor or seller advocacy, one lists development and one manages rentals. None of that is a conflict on its own, but ask what happens if the property you want is one the firm is selling, and whether anyone other than you pays them. The five things to check before choosing a buyer's agent puts the questions in order.
Underquoting. The Victorian Government said in November 2025 that its underquoting taskforce had issued more than 200 infringements totalling more than $2.3 million in fines. The Consumer Legislation Amendment Bill 2026 then passed both houses on 26 August 2026, when the Assembly accepted the Council's amendments, and the bill status page still recorded no Royal Assent as at 7 September 2026. Clause 2 of the bill sets those estate agent provisions to commence on 1 October 2026: agents will have to publish the vendor's reserve for at least seven days before an auction or fixed-date sale, the Statement of Information becomes a Property Price Statement, and an auction cannot be conducted if the reserve has not been published for that period. Ask each agent how they will use a published reserve to set your limit; the 2026 underquoting laws guide has the detail.
For the full job description, start with what a buyer's agent does, then the Melbourne buyer's agent guide. If you would rather be matched than search, GoMatch pairs your brief with agents who buy in your suburbs and price range, with no obligation.
Frequently asked questions
How much do Victorian buyer's agents charge?
There is no set fee, and no official figure: Consumer Affairs Victoria says commissions and fees are not set by law and can be negotiated. A Melbourne buyer's agency fee guide published in May 2026 put the range at 1.2% to 2.75% of the purchase price plus GST for a full search, or a fixed fee of $8,000 to $25,000 plus GST, usually with an engagement fee of $3,000 to $10,000 at signing that comes off the final invoice. That is one agency's published range, not a market rate. Bidding or negotiation alone costs far less.
Do buyer's agents need a licence in Victoria?
Yes. Consumer Affairs Victoria describes a buyer's agent as a licensed estate agent who acts for the buyer instead of the seller, and buyer's agents operate under the Estate Agents Act 1980, either holding a licence or working as an agent's representative for a licensed agency. Check the public register before you sign, and match the name there to the name on your agency agreement.
Is "most reviewed" the same as "best"?
No. Review count rewards larger, older agencies and anyone who asks for reviews consistently, and says nothing about fee value, suburb knowledge or fit. A small eastern-suburbs specialist with 60 reviews may serve a Box Hill buyer better than a CBD firm with 500. Use the count to build a shortlist, then judge on interview answers, licence status and recent purchases in your area.
What to do now
Pick three agencies whose base and focus match where you are buying; a first-home buyer in the inner north has a different shortlist from an investor comparing Geelong with Bendigo. Check each licence on the Consumer Affairs Victoria register, then ask all three for a written quote on the same scope.
In the interview, ask for the last three properties they bought in your target suburbs, how they were paid on each, and how they will use the reserve disclosure rule once it commences, due on 1 October 2026. Engage the one whose answers you can verify. The totals will have moved by the time you read this: the count got you to the table, and the questions do the rest.
Sources
- PropertyGo, buyer's agent directory and Google review sync, profile pages for the agencies named above. Accessed 7 September 2026.
- Cotality, "Home Value Index: Housing downturn spreads as 93% of capital city suburbs record winter value falls", index results as at 31 August 2026. Released 1 September 2026.
- Consumer Affairs Victoria, "Seek expert advice on property". Last updated 3 May 2021, accessed 7 September 2026.
- Consumer Affairs Victoria, "Public register: search for licensed estate agents". Last updated 13 February 2025, accessed 7 September 2026.
- Real Estate Buyers Agents Association of Australia (REBAA), "FAQs". Accessed 7 September 2026.
- Victorian Legislation, "Consumer Legislation Amendment Bill 2026", bill status page (status "Passed both Houses", no assent recorded), introduction print (clause 2 and new sections 47AH to 47AM of the Estate Agents Act 1980) and the Legislative Council amendment schedule. Accessed 7 September 2026.
- Real Estate Institute of Victoria, "Consumer Legislation Amendment Bill 2026". 9 June 2026.
- Premier of Victoria, "Bringing the hammer down on underquoting". 20 November 2025.
- Elite Agent, "Victoria's underquoting crackdown raises questions on shifting reserve prices". 3 September 2026.
- Yasa Properties, "How much does a buyer's agent cost in Melbourne in 2026?". 6 May 2026.
- LongView, home page and "Property management" page, longview.com.au. Accessed 7 September 2026.
- Investor Partner Group, investorpartner.com.au. Accessed 7 September 2026.
- Empower Wealth, "Financial Services Guide" (office address, Level 9, 88 Laurens Street, North Melbourne). Accessed 7 September 2026.
