The sale of a typical AU$800,000 property will usually mean around $16,000 heading straight into a real estate agent's pocket (they make still more when you include "added" services).

With that kind of incentive, and BMW's and holidays in the south of France to be paid for, it's not hard to see why some estate agents can be loose with the truth.

If you are an overseas buyer (and this includes expats) you're even more likely to become shark fodder than the locals.

Typically, you haven't had the opportunity to study what's available and what that should cost. Typically, you feel you need to decide on a purchase over a weekend or week's stay.

Expect a warm welcome

It's not unknown for estate agents to meet prospective buyers at airports with limo's.

They want you to feel welcome. They want to be your friends. They want you to feel indebted to them.

And, most of all, they want you to buy what they have to sell.

Limo's are cheap. Property is expensive.

And commissions are huge.

When time is not on your side.

Agents are aware that you won't have a lot of time to do your homework; that you'll probably have to make a fast decision.

They'll adjust their tactics (and prices) accordingly.

You're much more likely to be shown the hard-to-sell properties which the locals have turned down.

You're much more likely to be asked to pay more than market value.

Your most powerful bargaining chip is "No!"

Good salespeople are easy to like.

They're hard to say no to.

It's hard to imagine them taking advantage of you.

Yet they do.

They do it every day.

They even brag about it.

What can you do?

You can click here.