Mulligan, Buyers Agents

Mulligan, Buyers Agents We help property buyers save time money and stress by negotiating the best possible price and terms! Harvard Trained Negotiators with 30 Years Experience!

Saving home buyers investors & home sellers $1000's of dollars through our expertise in Negotiation. Helping Home Sellers Find the best Real Estate Agent

Save time, Money & Stress! Located in the CBD, Alexandria, Maitland and Singleton or we come to you! At MULLIGAN we have Real Estate Experience since 1996. We have completed years of training in negotiation. Whether you are looking for a home or investment, we can help you. Our aim is to set the benchmark in Sydney Property Buyer's Agency Services & Home Seller Agent Finders. Sydney Buyers Agent, Buyers Agent Sydney, Sell My Home Service, Real Estate Waterloo, Real Estate Agent Australia, Property Management Waterloo, Waterloo Real Estate, Sydneys Best Agent, Real Estate North Shore, Real Estate Cremorne, Real Estate Lower North Shore, Real Estate NSW, Real Estate Double Bay, Real Estate Sydney, Real Estate Eastern Suburbs, Real Estate Leichhardt, Real Estate Annandale, Real Estate Balmain, Real Estate Rozelle, Real Estate, Wollongong, Real Estate South Coast, Real Estate Sutherland, Real Estate Cronulla, Real Estate Sydney Beaches, Real Estate Inner West, Real Estate Eastern Suburbs, Real Estate Mosman, Real Estate Wollstoncraft, Real Estate Crows Nest, Real Estate Woonona, Real Estate Bulli, Real Estate Zetland, Real Estate Tempe, Real Estate Hot Spots Sydney, Real Estate Hot Spots Australia, Find a Real Estate Agent Sydney, Buyers Agent, Buyers Agent Eastern Suburbs, Buyers Agent Inner West, Buyers Agent Property, Australian Buyers Agent. Real Estate Western Sydney, Real Estate Investment Australia, Invest in Real Estate, Real Estate Agent, Real Estate Buyers Agent, A Buyers Agent Sydney, Best Buyers Agent Sydney, Real Estate Appraiser Sydney, Best Real Estate Australia, Real Estate Help, Help Real Estate, Trust Real Estate, Honest Real Estate, Find Real Estate Australia,

12/09/2026

Itโ€™s on in The Way You Perceive it!

10/09/2026

The Winner Knows When to Walkaway!

One of the Toughest Negotiations in 30 years!
10/09/2026

One of the Toughest Negotiations in 30 years!

๐“๐ก๐ž ๐๐ž๐ซ๐ฌ๐จ๐ง ๐–๐ก๐จ ๐”๐ง๐๐ž๐ซ๐ฌ๐ญ๐š๐ง๐๐ฌ ๐ญ๐ก๐ž ๐Ž๐ญ๐ก๐ž๐ซ ๐’๐ข๐๐ž ๐๐ž๐ฌ๐ญ, ๐๐จ๐ญ ๐–๐ก๐จ ๐€๐ซ๐ ๐ฎ๐ž๐ฌ ๐‹๐จ๐ฎ๐๐ž๐ฌ๐ญ, ๐‚๐จ๐ง๐ญ๐ซ๐จ๐ฅ๐ฌ ๐ญ๐ก๐ž ๐๐ž๐ ๐จ๐ญ๐ข๐š๐ญ๐ข๐จ๐งI often sit on the phone...
13/08/2026

๐“๐ก๐ž ๐๐ž๐ซ๐ฌ๐จ๐ง ๐–๐ก๐จ ๐”๐ง๐๐ž๐ซ๐ฌ๐ญ๐š๐ง๐๐ฌ ๐ญ๐ก๐ž ๐Ž๐ญ๐ก๐ž๐ซ ๐’๐ข๐๐ž ๐๐ž๐ฌ๐ญ, ๐๐จ๐ญ ๐–๐ก๐จ ๐€๐ซ๐ ๐ฎ๐ž๐ฌ ๐‹๐จ๐ฎ๐๐ž๐ฌ๐ญ, ๐‚๐จ๐ง๐ญ๐ซ๐จ๐ฅ๐ฌ ๐ญ๐ก๐ž ๐๐ž๐ ๐จ๐ญ๐ข๐š๐ญ๐ข๐จ๐ง

I often sit on the phone or over email with a sales agent when negotiating a property for our clients.

They generally hate me before I open my mouth, as I am very direct. I say let's get this together. They say here we go....

I don't argue. I say, "Sounds like the last few buyers have rattled you today".

Silence. Then four straight minutes of talking. In those four minutes, I got the vendor's deadline, what they'd accept, and what they were afraid of.

That's Tactical Empathyยฎ at work.

It's not "being nice." It's a negotiation framework developed by Chris Voss, drawing on his 24 years as the FBI's lead negotiator.

The person who understands the other side best, not who argues loudest, controls the negotiation.

I was formally trained in it, and I've used it in every negotiation I've run over the years as a buyer and former selling agent.

Here's How It Works:

๐—Ÿ๐—ฎ๐—ฏ๐—ฒ๐—น๐—น๐—ถ๐—ป๐—ด โ€” Name the other person's emotion, without judgement. "Seems like there's pressure to move fast here." People drop their guard when they feel understood.

๐— ๐—ถ๐—ฟ๐—ฟ๐—ผ๐—ฟ๐—ถ๐—ป๐—ด โ€” Repeat their last few words back. Too simple to work. Works every time. They can't help but explain.

๐—”๐—ฐ๐—ฐ๐˜‚๐˜€๐—ฎ๐˜๐—ถ๐—ผ๐—ป ๐—”๐˜‚๐—ฑ๐—ถ๐˜ TM โ€” Say the worst thing they might be thinking about you before they do. "You probably think I'll lowball you." Disarms the tension instantly.

๐—–๐—ฎ๐—น๐—ถ๐—ฏ๐—ฟ๐—ฎ๐˜๐—ฒ๐—ฑ ๐—ค๐˜‚๐—ฒ๐˜€๐˜๐—ถ๐—ผ๐—ป๐˜€ โ€” "How am I supposed to do that?" instead of "I can't do that." You hand them the problem. They solve it for you.

None of this is manipulation. Manipulation gets someone to act against their interest. Tactical Empathyยฎ is understanding someone's interests so that the deal that's good for them is also good for you.

If you're buying in Sydney right now, every negotiation with a selling agent is an emotional event with a number. They're not just assessing your number; they're assessing whether you're a genuine buyer. Buyers lose properties they could've won because they answered the numbers and ignored the emotion.

You don't need 30 years to start. Next time you're talking to a selling agent, label what you sense before you ask for anything. "Sounds like you've had a tough run with buyers on this one." Then stop talking. Listen to how they respond to you.

I use Tactical Empathyยฎ on every property I negotiate for my clients, and it's the difference between a buyer who gets told "no" and one who never hears it, because the vendor's agent addresses their own objections first.

Want it to work for you on your next purchase? Here's my calendar https://www.paulmulligan.com.au/book-a-call

What's the best negotiation tactic anyone's ever used on you, and did you catch it happening?

๐…๐š๐ง๐ญ๐š๐ฌ๐ญ๐ข๐œ ๐„๐Ÿ๐Ÿ๐จ๐ซ๐ญ: NSW Fair Trading Investigation Team for their persistence and efforts in this investigation.There are ...
09/07/2026

๐…๐š๐ง๐ญ๐š๐ฌ๐ญ๐ข๐œ ๐„๐Ÿ๐Ÿ๐จ๐ซ๐ญ: NSW Fair Trading Investigation Team for their persistence and efforts in this investigation.

There are significant developments occurring in real estate compliance and enforcement, both within NSW Fair Trading and more broadly across the sector. Later this month, Stephen Brell and Netstrata will face proceedings before the Supreme Court of New South Wales following charges laid by NSW Fair Trading. ๐Ÿ˜Š

NSW Fair Trading alleges multiple breaches of statutory obligations under the Property and Stock Agents Act 2002 (NSW) in connection with the management of strata schemes across NSW.

๐“๐ก๐ž ๐š๐ฅ๐ฅ๐ž๐ ๐š๐ญ๐ข๐จ๐ง๐ฌ ๐ข๐ง๐œ๐ฅ๐ฎ๐๐ž ๐ญ๐ก๐š๐ญ ๐๐ž๐ญ๐ฌ๐ญ๐ซ๐š๐ญ๐š:

โ€ข contravened statutory obligations applying to strata managing agents
๐Ÿ˜Š
โ€ข failed to comply with fiduciary duties owed to owners corporations and lot owners

โ€ข failed to adequately disclose or appropriately manage conflicts of interest, including in relation to related-party service providers

โ€ข received profits through alleged undisclosed financial benefits and other advantages

โ€ข provided false or misleading information to NSW Fair Trading

The matter is now before the Supreme Court of New South Wales, with proceedings listed on 27 and 28 July 2026.

This has been a long-running investigation and sends an important message to the real estate and strata management sectors: compliance obligations are not an option, and regulators are prepared to pursue serious enforcement action where alleged breaches warrant it.

There are also further important developments emerging beyond this matter that may have significant implications for real estate compliance in NSW.

Netstrata

A Cautionary Tale for Real Estate Agents: A Recent NSW Supreme Court Decision in a Bronte Sales CampaignA recent decisio...
15/05/2026

A Cautionary Tale for Real Estate Agents: A Recent NSW Supreme Court Decision in a Bronte Sales Campaign

A recent decision by the NSW Supreme Court in the matter of Keci v Barnes [2026] NSWSC 521 serves as a reminder that statements, although technically true, can be misleading in context when made during a residential sales campaign.

In this case, the Court found that the purchasers were induced into a residential property contract due to misleading representations regarding neighbouring development and future ocean views.

Notably, the Court acknowledged the existence of an approval pathway for approximately 9 units or houses on adjacent land. However, it was also established that the vendors and agents were aware of a separate State Significant Development (SSD) proposal involving approximately 100โ€“120 dwellings.

The Court did not rule that the development of 100โ€“120 dwellings would definitely occur. Instead, it found that there was a known and material development risk that was not disclosed when the agents provided reassurances to the purchasers regarding the impact on the views.

The Court's reasoning was that once the agents chose to address the neighbouring development and its impact, their statements implied that no other materially relevant development risks were known.

This decision may also have broader implications for compliance under the Property and Stock Agents Act.

Negative gearing changes are officially coming to Australiaโ€™s property market and the impact could be significant. From...
13/05/2026

Negative gearing changes are officially coming to Australiaโ€™s property market and the impact could be significant.

From 1 July 2027:

โ€ข Negative gearing on established residential properties for future purchases will end
โ€ข Existing investors are expected to be grandfathered under current rules
โ€ข Newly built properties will still qualify
โ€ข The current 50% capital gains tax discount will move to an inflation-indexed model

This is one of the biggest shifts in Australian property taxation in decades.

The Government says the changes are designed to improve affordability and increase housing supply. But will it actually get large numbers of first home buyers into the market?

Probably not to the extent many people expect.

Australiaโ€™s affordability crisis is far bigger than negative gearing alone.

The real issues remain:

โ€ข Chronic housing shortages
โ€ข Population growth
โ€ข Construction costs
โ€ข Planning and zoning delays
โ€ข Infrastructure bottlenecks
โ€ข High interest rates
โ€ข Limited housing supply in key areas

In many markets, first home buyers are not even competing directly against investors.

What these reforms are more likely to do is change investor behaviour.

Expect to see:

โ€ข Increased demand for new builds
โ€ข Greater focus on rental yield and cash flow
โ€ข Reduced appeal of some negatively geared established properties
โ€ข More investors looking at SMSF structures
โ€ข More selective, research-driven property buying

The reality is this: tax benefits alone have never made a poor property a good investment.

Over the next decade, strategic property selection, strong locations and long-term fundamentals may matter more than ever.

Family Dinner Delicious food and massive servings. Welcome back to Australia
04/05/2026

Family Dinner Delicious food and massive servings. Welcome back to Australia

Birthday Lunches!
28/04/2026

Birthday Lunches!

Address

149 Mitchell Road
Alexandria, NSW
2043

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