The Buyers Agent Bubble
Marketing Agencies With a Buyer’s Licence... (What could go wrong)
You’ve probably noticed the explosion of buyers agents in your feed.
Your friend. Your colleague.
The guy at the gym who bought two properties is now “an expert”.
Why?
Because you can make $10,000–$30,000 per client and get licensed in 3–5 weeks.
Yes. The person advising you on the biggest financial decision of your life only needs to tick a few boxes, sit a short course, and hit “publish” on Instagram.
They Don’t Understand Lending.
They Understand Landing Pages.
Their entire model is built on hooks, virality and ads not financial advice.
This is the real risk:
Most of these BAs buy clients into properties that look good in a spreadsheet but fail in real life because they don’t understand:
Borrowing-capacity mechanics
IO vs P&I sequencing
Offset strategy
Cross-collateralisation risks
Structuring a portfolio to protect you for 10+ years.
Marketing agencies sell you properties to reinvest into their marketing funnel.
We protect 10–15 years of financial trajectory.
The “Data” Is just a Canva or ChatGPT Chart
They sell the illusion of sophistication: heat maps, yield charts, “AI suburb picks”, population forecasts.
The danger: clients mistake design for competence.
These charts are usually:
Backward-looking
Extracted from free sources or cheap subscriptions
Ignoring infrastructure timing
Ignoring zoning constraints
Blind to building age, construction type, and architectural quality
You know this, and I know this:
Real due diligence lives in the contract clauses, strata reports, rental demand evidence, local development pipelines, and transport radiuses, not in a $39 Chrome extension.
They Can’t Read a Property. Only a Spreadsheet.
This is the most dangerous gap of all.
A spreadsheet can’t tell you if the:
Property is a lemon
Strata is insolvent
Block next door has termites
Façade will date and kill future demand
Builder cut corners
Corridor is full of housing commission
Walkability is actually walkable
Anyone can colour in a map.
Very few can walk a street, read a building, understand its lifecycle, and price its future demand.
Conflicts of Interest Disguised as “Data”
Marketing-agency BAs have one goal: acquisition at scale.
Which means:
They push stock they can access easily
They rely on selling agents feeding them deals
They chase speed, not suitability
The risk to you:
You get funnelled into oversupplied corridors, cookie-cutter buildings, and “investment hotspots” with no long term strategy, just hope…
They Are Structurally Incentivised To Sell Hope, Not Truth
From where you sit, this is the most important point.
Their marketing is built on:
7% yields (on short-term leases)
5-year growth assumptions
Prediction models dressed up as “AI”
Cherry-picked case studies
Manufactured urgency
They pick areas that are easy to sell.
Not areas that build real long-term wealth.
Once you recognise the incentive misalignment, everything snaps into focus.
They Are the Property Equivalent of Dot-Com Bubble Traders
Buying 10–50km out of capital cities because “the data says it’s growing” is the modern version of buying Pets.com in 1999.
Speculative metrics.
Shiny narratives.
Zero regard for fundamentals.
We buy the blue-chip index.
Everything else is a speculative tech stock.
Clients Come to Us To Clean Up the Damage
This is the most telling evidence.
Every single week we see examples where clients;
Overpaid
Bought in oversupplied corridors
Bought structurally flawed apartments
Bought with no plan
Killed their borrowing capacity
Locked themselves out of their second and third purchase
Thought “data-driven” meant “risk-managed”
Every one of these becomes a case study in why our ecosystem exists.
Why I’m Telling You This
Because the next decade will punish poor decisions more ruthlessly than the past decade ever did.
The stakes are higher now.
Interest rates, construction issues, zoning changes, and population flows all matter more than a pretty heat map.
If you’re going to build a property portfolio, choose your ecosystem wisely.
Choose people trained in lending, tax, structuring and risk, not people trained in Facebook ad optimisation.
If you want your next purchase to be a strategic one, reply to this email and my team will find a time for us to map out the right path.
Your wealth deserves more than a chat GPT written ad, click funnel and sales call.