Commercial property buying mistakes I see business owners make and why an experienced buyers agent matters

Buying commercial property is very different to buying a home.

Yet many business owners approach it the same way. They inspect a few properties, speak to a selling agent, look at the headline yield, and assume they can work it out as they go.

That’s where problems start.

As a commercial buyers agent, these are the most common mistakes I see business owners make, and why having the right representation changes the outcome.

Mistake one: trusting the selling agent to guide the deal

This is the big one.

Selling agents work for the vendor. Always. Even when they are friendly, helpful and responsive, their role is to achieve the best outcome for the seller, not to protect you as the buyer.

Business owners often assume the agent will point out risks, pricing limits or better alternatives. That almost never happens.

A commercial buyers agent works only for you. That means questioning pricing, pressure-testing assumptions, and negotiating from a position of independence.

Mistake two: focusing on price instead of risk

Many buyers fixate on purchase price or yield and miss the bigger picture. In commercial property, risk often sits in areas that are not obvious at first glance, such as:

* Lease terms that look solid but weaken value long term
* Zoning constraints that limit future use
* Poor-quality tenants dressed up as secure income
* Buildings with deferred maintenance that becomes your problem

An experienced commercial buyers agent looks beyond the headline numbers and focuses on what can go wrong as well as what can go right.

Mistake three: misunderstanding value in commercial markets

Residential value is relatively transparent. Commercial value is not.

Two almost identical buildings can have very different values based on lease structure, tenant profile, remaining lease term, incentives, or market demand for that asset type.

Business owners often rely on asking prices or loose comparisons. That’s risky.

A commercial buyers agent understands how value is actually assessed by banks, valuers and future buyers, which directly impacts what you should and should not pay.

Mistake four: underestimating negotiation complexity

Commercial negotiations are rarely straightforward.

They often involve:

* Multiple offers with different conditions
* Lease renegotiations before settlement
* Due diligence extensions
* Vendor finance or delayed settlement structures

Without experience, buyers can concede ground without realising it, or push too hard in the wrong areas and lose the deal altogether.

A commercial buyers agent knows where to apply pressure and where to hold back.

Mistake five: buying the wrong property for the business lifecycle

What works today may not work in five years.

I regularly see business owners buy a property that suits their current operation but restricts growth, flexibility or exit options later.

This might include:

* A location that works now but limits staff access

* A building that cannot be adapted or expanded

* A property that is hard to lease or sell if plans change

An experienced buyers agent helps align the property decision with the business strategy, not just the immediate need.

Mistake six: assuming local knowledge is optional

This is especially common with interstate buyers or Brisbane-based businesses purchasing elsewhere.

Markets behave differently. Demand, pricing, tenant strength and future growth drivers vary suburb by suburb.

For business owners buying in South East Queensland, working with a commercial buyers agent Brisbane based or deeply familiar with the region can prevent expensive missteps caused by assumptions that do not hold locally.

Why an experienced commercial buyers agent changes outcomes

The role of a commercial buyers agent is not to find listings. It is to protect decision-making.

That includes:

* Independent assessment of value

* Risk identification before contracts are signed

* Strategic negotiation under pressure

* Access to opportunities before they become competitive

* Clear advice when the best move is to walk away

For business owners, commercial property is often one of the largest balance sheet decisions they will make.

Getting it wrong can stall growth. Getting it right can create long-term stability and opportunity.

The difference usually comes down to experience on the buy side.