By Camilla Dell, Managing Partner and Founder of Black Brick
I founded Black Brick in 2007 because buyers in the UK property market were often making one of the biggest financial decisions of their lives without anyone properly representing them. No one would buy a business without accountants and lawyers. Few people would undertake major litigation without an experienced solicitor. Yet many buyers are happy to spend £2 million, £5 million or even £20 million on a property armed with nothing more than Rightmove alerts and conversations with local estate agents.
Over the past two decades, my firm has advised over 500 clients to acquire over £2 billion of properties across London, the Home Counties and West Country. The team at Black Brick is highly experienced and have seen every type of market imaginable. Booms and recessions. Competitive bidding wars. Financial crises. Political uncertainty. Pandemic driven demand. Record low interest rates followed by the sharpest increases in borrowing costs for a generation.
Estate agents work for sellers. Buying agents work for buyers. That distinction matters, especially when people are questioning whether buying agent fees are worth paying.
At first glance, a buying agent fee can look like an additional cost. But in my experience, the right buying agent can save buyers money, time and stress by helping them negotiate well, avoid overpaying, access properties they would not otherwise see and steer clear of expensive mistakes.
One lesson I’ve learned over the past twenty years is that buyers rarely regret the properties they walked away from. They regret the ones they rushed into. Almost every experienced buying agent has stories about clients who fell in love with a property despite obvious warning signs. Sometimes it’s because they fear missing out. Sometimes they’re emotionally attached. Sometimes they’re simply exhausted after months of searching.
One of our responsibilities is to remove emotion from the decision-making process. If I genuinely believe a client is making the wrong decision, I will tell them—even if it means they don’t buy anything. That advice isn’t always what clients want to hear in the moment. But it is almost always appreciated later.
Our reputation has been built not on persuading people to buy, but on helping them buy wisely. This guide explains how buying agent fees work, what you receive in return and why paying for expert representation can often be a very good investment.
What Are Buying Agent Fees?
Buying agent fees are the charges paid by a buyer for professional advice, property search, negotiation and acquisition support.
Most buying agents charge in one of three ways:
- A registration fee or retainer: an upfront fee paid when the search begins.
- A success fee: paid once the right property has been found and secured.
- A fixed fee: an agreed fee for a specific service, such as negotiation-only support.
At Black Brick, we charge an initial one-off registration fee of £3,000 plus VAT to start the search.
This fee lasts for however long it takes us to find the right property and can cover multiple transactions. Our main fee is success-based, which means we are paid when we have found the right property, negotiated the price and contracts have exchanged.
Our success fee is calculated as the higher of:
- 2.5% plus VAT of the final purchase price, or
- 20% plus VAT of the saving we achieve from the asking price
This structure aligns our interests with our clients. We are motivated to find the right property and negotiate the best possible result.
Why Do Buying Agents Charge a Fee?
A good buying agent does far more than arrange viewings.
The service can include:
- Understanding your objectives, budget and lifestyle requirements
- Searching both the open market and private market
- Previewing and shortlisting suitable properties
- Assessing whether a property is fairly priced
- Advising on location, condition, resale prospects and hidden risks
- Negotiating price and terms
- Introducing trusted solicitors, surveyors, mortgage brokers and tax advisers
- Managing the transaction through to exchange and completion
The key value is independence. A buying agent is paid to protect the buyer’s interests, not to sell a specific property.
Why Selling Agents Are Conflicted
This is one of the most important things for buyers to understand.
An estate agent, or selling agent, is appointed by the seller. Their job is to achieve the best possible price and terms for the person selling the property.
That does not mean estate agents are doing anything wrong. It simply means their client is the seller.
The conflict arises when selling agents also offer “buying services” as an add-on. A firm cannot be purely focused on representing buyers if a major part of its business is selling property for owners and developers.
Buyers should ask:
- Who is paying this person?
- Do they also act for sellers?
- Do they receive commission from sellers, developers or other agents?
- Are they showing me the whole market, or only properties connected to their own network?
- Will they advise me to walk away if the property is wrong or overpriced?
- Are they truly independent?
There is also a practical issue. Selling agents may struggle to access the same level of off-market property as a dedicated buying agency.
Other estate agents can be reluctant to share discreet or private opportunities with someone they perceive as a competitor. If a firm also sells property, other agents may worry that sharing information could compromise their client relationships or future instructions.
A truly independent buying agent does not have that conflict. At Black Brick, we only act for buyers, not trying to win selling instructions, and we’re not promoting properties on behalf of vendors. Our loyalty is to the buyer alone.
This kind of independence gives our clients clearer advice across the entire acquisition process, supported by broader market access and the strongest possible representation as a buyer.
How Buying Agent Fees Can Save You Money
1. Better Price Negotiation
Black Brick understands local values, comparable sales, buyer demand and the seller’s position. That knowledge can make a significant difference in negotiation, particularly for prime property.
For example, if a property is listed at £2 million and your buying agent negotiates 5% off the asking price, that is a saving of £100,000. Scaled up to larger purchases, even a small percentage saving can outweigh the fee.
But negotiation is not only about price. As a buying agent, we may also help to negotiate:
- Better completion terms
- Fixtures and fittings
- Remedial works
- Improved new-build specifications
- Reduced exposure to unfavourable contract terms
In 2025, on average we saved our clients 8% from asking prices, saving our clients far more than any fees they paid us. Some of the biggest savings we made included the purchase of this stunning home located on Wilton Crescent in Belgravia where we successfully negotiated a 13% saving from the asking price saving our client just over £2 million from the asking price.
2. Avoiding Overpaying
In a competitive market, buyers ca naturally feel pressured into offering too much. This is especially true when there are multiple interested parties, or limited stock driving a fear of missing out.
A buying agent can give a clear view on whether a property is worth the asking price. If a buyer is about to offer £3.2 million for a property worth closer to £3 million, good advice could prevent a £200,000 mistake.
Sometimes the saving is not the discount achieved, but the overpayment avoided. A great example of this is our recent acquisition of a family home located on Regent’s Mews in St John’s Wood. The property had been on the open market for £4.95 million but had failed to sell. The house was subsequently removed from the open market and without a clear asking price, it is incredibly difficult to know what to pay. We advised our client that the true value of the house was significantly lower and managed to agree terms to purchase the house for £4.15 million.
3. Preventing Expensive Mistakes
Some problems around the property itself are not obvious at a first or second viewing.
A property may have:
- Poor natural light
- An awkward layout
- High service charges
- Planning issues
- Neighbouring development risk
- Short lease concerns
- Weak resale appeal
- Hidden maintenance costs
An experienced buying agent will be in a better position to spot warning signs early, and help bring in the right professional advice before the buyer is committed.
In some cases the best advice is to walk away. That can feel disappointing in the moment, but it may save a buyer from years of cost and regret.
Before engaging our services and buying this wonderful house on Manchester Street in Marylebone, our clients were about to buy another, more expensive house in a much less desirable part of Central London. Right before engaging us, they asked for our advice. After inspecting the property, we advised our clients to move on from this particular property for several reasons including price and condition.
4. Access to Off-Market Properties
Many of the best properties are never publicly advertised, particularly in prime London and high-value markets. Last year, 73% of properties we sourced for clients above £3 million were off market. Even below £3 million, 36% of properties we sourced were not on a website.
Sellers often value privacy, so agents may quietly approach trusted buying agents before a property is officially launched. Developers may release opportunities selectively, and private owners may only consider selling if the right buyer is introduced discreetly. As a result, if you only search online property portals, you may only be seeing part of the market. A well-connected buying agent can provide access to properties you might never otherwise know about, giving you a wider choice, less competition, and in some cases, a stronger negotiating position.
5. Saving Time
A serious, high-value property search can take months, and involves a number of steps with potential hurdles to navigate such as:
- Monitoring the market
- Speaking to agents
- Viewing unsuitable properties
- Reviewing documents and paperwork
- Comparing values and pricing
- Negotiating under pressure
For busy professionals, families relocating or overseas buyers, this time has real value.
A buying agent filters the market and focuses attention only on credible opportunities. That saves time, but it also improves decision-making. Buyers are less likely to rush, compromise or waste energy on properties that were never right for them.
A great example of this was how we saved our New York based client significant amounts of time when purchasing their London home. Our client gave us a window of just 48 hours in London. We meticulously prepared for their visit, showing them a carefully vetted list of pre screened properties that met with their exact brief. As a result they felt confident to proceed with an offer and buy this incredible apartment in Cadogan Gardens.
Why Paying Lower Fees Could Cost You More
It’s completely natural to jump straight to fees when comparing and choosing a buying agent to instruct. But as with any product or service, opting for the lowest fee can be a false economy.
A cheaper property adviser may appear to save money at the start, but the real cost comes if they:
- Fail to access the best properties
- Lack the relationships needed to hear about off-market opportunities
- Do not have enough market knowledge to challenge the asking price
- Miss problems that affect future resale value
- Push you towards a property because they need a transaction
- Lack the senior experience to negotiate properly
- Operate as a broker rather than a true buying agent
- Also act for sellers, creating conflicts of interest
On a high-value purchase, even a small mistake can be extremely expensive. Saving a few thousand pounds on fees but overpaying by £100,000 clearly demonstrates the true cost. The same goes for missing out on a better property or buying something with hidden defects.
The right buying agent will create value far beyond their fee.
Why Choose Black Brick?
Black Brick is one of the UK’s leading independent buying agencies. We have been established for 20 years and have acquired in excess of £2 billion of property for our clients.
Our difference is simple: we only act for buyers.
We are fiercely independent. We do not sell property. We do not act for vendors. We do not take instructions from developers to sell their schemes. Our role is to represent the buyer and the buyer alone.
Every Black Brick client is looked after by a minimum of two buying consultants, including someone at Partner level. This team approach means clients benefit from senior experience, wider market coverage and greater continuity throughout the search.
It also means we can cover more ground than a one-person operation. While an individual broker may have limited reach, our team is constantly speaking to agents, developers, private sellers and professional contacts across the market.
That matters because access is one of the most valuable parts of the service. The best property is not always online. Often, it is found through trusted relationships, early conversations and a reputation built over many years.
Black Brick clients benefit from:
- A dedicated team, not a one-person search
- Partner-level involvement
- Pure buyer representation
- Access to off-market and discreet opportunities
- Strong negotiation experience
- Independent advice on value and risk
- A proven track record across more than £2 billion of acquisitions
When you are buying a significant property, you need someone whose only job is to protect your interests.
When Is a Buying Agent Worth It?
There’s a number of scenarios where a buying agent makes sense, we can be particularly valuable for:
Busy Professionals
We understand your time is limited. A buying agent can manage the search, filter unsuitable properties and present only the strongest options. Many of our clients at Black Brick work long hours in highly demanding fields with busy schedules, requiring a careful and tailored approach to time management.
Overseas Buyers
International buyers often need help understanding the UK buying process, local market values, tax considerations, legal steps and the practicalities of completing from abroad. On average around 60% of our clients live abroad, meaning we have extensive experience advising international buyers on UK property purchases.
Competitive Markets
In areas where good properties sell quickly or privately, a buying agent can provide access, speed and strategic advice. At Black Brick we often win competitive bids even when we aren’t the highest bidder due to our reputation and strength of relationships built over many years. A recent example of how we won a competitive bid was the purchase of this highly desirable family home in Chiswick acquired on behalf of our client working for a top management consultancy firm.
High-Value Purchases
The higher the purchase price, the greater the value of informed negotiation and due diligence. A small percentage saving can represent a substantial sum. By being patient and waiting until the price was right, we saved our clients £6.5 million from the original asking price of this significant family home in Hampstead Village.
Buyers Who Want Independent Advice
If you want someone on your side who can tell you honestly whether a property is right, fairly priced and worth pursuing, a buying agent can be invaluable. Good buying agents will also have developed an incredible network of professional contacts they can bring to the table to help with the purchase. At Black Brick we have developed a carefully curated “Black Book” ranging from surveyors to specialist heritage consultants, mechanical and electrical engineers, valuers, mortgage brokers and private banks through to tax advisers, conveyancing lawyers and stamp duty experts.
Are Buying Agents Worth The Overall Cost?
In many cases, yes.
A buying agent can be worth the cost if they help you:
- Secure a better property
- Negotiate a stronger deal
- Avoid overpaying
- Access off-market opportunities
- Identify risks before exchange
- Save time
- Make a confident decision
The real value of services that a buying agent can offer can be measured by the mistakes avoided during the acquisition process, alongside the property discount achieved.
Poor property decisions can be expensive for years, particularly at higher price points. A well-advised purchase will be much more likely to protect your capital and give you confidence that you have bought intelligently.
Final Thought
People sometimes ask whether using a buying agent is worth the fee. My view has always been that the right advice pays for itself. If we’ve helped you avoid the wrong purchase, negotiated a better deal or found you a home you would never have discovered on your own, then we’ve done exactly what you asked us to do.
One thing I feel very strongly about is independence. Estate agents work for the seller. Developers are selling their own homes. We work only for our clients, and I genuinely believe that makes all the difference. It means our advice is based on one simple question: is this the right property for you?
Buying a home is one of the biggest decisions most of us will ever make. It’s not just a financial investment; it’s where life happens. It’s where you’ll spend Christmases, celebrate birthdays, watch your children grow up or simply enjoy the everyday moments that matter most.
Whether you choose to work with us or another buying agent, my advice is the same. Find someone you trust. Someone who listens, asks the difficult questions and isn’t afraid to tell you to walk away if they don’t believe it’s the right property. In my experience, that’s every bit as valuable as knowing when to say, “This is the one.”
Ultimately, a good buying agent isn’t there simply to help you buy a property. They’re there to help you make the right decision.
FREQUENTLY ASKED QUESTIONS
Black Brick charges an initial one-off registration fee of £3,000 plus VAT to start the search. This lasts for however long it takes us to find the right property and can cover multiple transactions.
Our success fee is payable once we have identified the right property, negotiated the price and contracts have exchanged. The fee is calculated as the higher of 2.5% plus VAT of the final purchase price, or 20% plus VAT of the saving achieved from the asking price.
Sometimes, depending on the firm and service. However, buyers should be cautious about choosing an adviser based only on the lowest fee. Experience, independence, access and negotiation ability are often far more important.
No. Buying agent fees vary widely. Some charge a retainer and success fee, while others offer fixed-fee or negotiation-only services. Always ask what is included and whether the agent acts solely for buyers.
Not necessarily. A lower fee may mean a narrower service, less senior involvement, weaker market access or potential conflicts of interest. If poor advice causes you to overpay or buy the wrong property, the saving on fees can quickly disappear.
If a firm also acts for sellers, it may create conflicts of interest. It can also limit access, because other selling agents may be reluctant to share private opportunities with a competitor. A dedicated buying agency that only acts for buyers is better placed to give independent advice.
At Black Brick, the registration fee is paid at the start of the search. The success fee is payable once the right property has been found, the price has been negotiated and contracts have exchanged.
Yes. Experienced buying agents often hear about properties before they are publicly advertised. In prime markets, many sellers prefer discreet sales, which means some opportunities are shared privately rather than listed online.
Buyers should be very cautious. An estate agent is usually appointed by the seller and paid to achieve the best result for that seller. If a selling agent also offers buying services, ask whether they act for sellers, developers or landlords, and whether they are truly independent.