Your Trusted Noosa Buyers Agent.
Buying a home is personal. We make sure it’s also right. Vendee is the independent, locally based buyers agent for Noosa and the Sunshine Coast. We handle the off-market access, the forensic due diligence, and the negotiation. You focus on the life you’ll live there.
vendee, noun, the buyer in a property transaction. The opposite of vendor. Our name is our position.
The discipline of an institution. The care of someone who has stood in your kitchen.
Buying in Noosa or the Sunshine Coast is rarely just a transaction. It is the next chapter, the family home, the lifestyle move, the long-thought-out investment. The market here is also genuinely tricky. Micro-location variance can run to millions on a single street. Approximately 30% of quality stock never reaches a portal.
Vendee handles the technical complexity, off-market sourcing, forensic due diligence, structured negotiation, so you can think about the lifestyle, not the legal risk. We work for the buyer only. Always. See Vendee's buyer-only mandate.
About Amanda Conroy →
Amanda Conroy
Amanda Conroy is the founder and principal buyers agent at Vendee Property Buyers, based in Sunshine Beach, Noosa. She personally conducts every acquisition. You are not handed to an associate.
Her background is corporate strategy, including L’Oréal, then property development and investment. Not real estate sales. That is why the due diligence is construction-grade and the negotiation is information-led. Across a 20-year career she has completed more than 100 acquisitions totalling over $100 million in transactions.
Vendee accepts a limited number of concurrent engagements, and never represents two buyers with competing briefs in the same market at the same time.
REBAA member · REIQ member · Queensland Licence 4710727 · Buyer-side only, never vendors
Read Amanda’s full background →Two primary markets. One discipline.
Noosa
Hastings Street, Sunshine Beach, Sunrise Beach, Peregian, Noosa Heads, Noosa Hinterland.
Explore →
Sunshine Coast
Coolum, Mooloolaba, Buderim, Caloundra, Maroochydore, Twin Waters.
Explore →Noosa Shire precinct guides: Noosa Heads, Sunshine Beach, Sunrise Beach, Peregian Beach, and the Noosa Hinterland. See also how Vendee compares to a typical buyers agent and our analysis of the 2026 negative gearing reform and the Noosa market.
Selective Gold Coast prestige engagements considered case-by-case. Enquire.
Elite-grade oversight from a Noosa buyers agent, for high-consequence purchases.
The Vendee Elite Property Acquisition Protocol is the forensic acquisition methodology used across every Vendee client engagement. Nine steps. Three phases. No deviation.
Read the Risk Index →Phase 1: Strategic Setup
- 01
Personalised Acquisition Strategy
Amanda establishes the acquisition mandate: budget, asset class, timeline, and non-negotiables. No property searching commences until the mandate is documented and agreed.
- 02
Lifestyle and Asset Alignment
The mandate is cross-referenced against the buyer's actual use case. Investment capital, owner-occupation, semi-retirement, and interstate relocation each produce different optimal acquisition targets.
- 03
Off-Market and Pre-Market Identification
The mandate activates Vendee's off-market pipeline. Agency principals, private vendor networks, and known sellers not yet listed are contacted before any public market search.
Phase 2: Tactical Filter
- 04
Strategic Shortlisting
Properties that reach the shortlist have passed initial mandate alignment. Amanda presents with a written property assessment, not a forwarded listing link.
- 05
Market Analytics
Each shortlisted property is assessed against verified comparable sales data, land value benchmarks, and forward-looking demand indicators.
- 06
Adversarial Negotiation
Amanda negotiates as an adversary to the vendor's position. Price, settlement, inclusions, and special conditions are all assessed and deployed strategically.
Phase 3: Technical Execution
- 07
Technical Risk Audit
Independent building and pest inspection, title search, overlay review, flood and bushfire mapping, strata records, and specialist assessments as required. No property proceeds to contract without a clean technical assessment.
- 08
Settlement Oversight
Finance tracking, conveyancer coordination, pre-settlement inspection, and final confirmation.
- 09
Post-Acquisition Integration
Property management referrals, trade connections, and strategic hold or exit guidance available to every client after settlement.
Three ways to engage. All run under VEPAP.
Every Vendee mandate falls into one of three structures. The protocol does not vary by tier. The scope does.
Tier 1
VEPAP Full Service
All nine VEPAP steps from strategic mandate to settlement. The complete acquisition pathway, from "we need to acquire something" to keys in hand.
VEPAP Steps 1 through 9
Tier 2
VEPAP Targeted Acquisition
Buyer has a specific property in mind. Vendee runs valuation, due diligence, negotiation, and settlement oversight on that single asset.
VEPAP Steps 5, 6, 7, 8
Tier 3
VEPAP Bid & Negotiate
Auction-only representation. The buyer has identified the property; Vendee runs the bidding strategy and represents the client at auction.
VEPAP Step 6
A development approval was buried in council and court records. Neither the selling agent nor the building manager was aware. Once identified, the price was reduced by $300,000.
Acquisition
Noosa Heads
Asset
Apartment
In the words of clients.
Rated 5.0 on Google from 41 reviews.
"Amanda and the Vendee Team have been wonderful through our search for an investment property in Noosa. Amanda's strong relationships and market knowledge provided us valuable insights to make the best decisions with outstanding due diligence and patience. This extended beyond the type of property, to managing the pre-inspections with detailed reviews, advice and contacts for tradespeople, solicitors, local council contacts, and post purchase advice and guidance. Amanda truly helped us make confident, informed decisions at the right time, making the whole process streamlined and first class. We highly recommend anyone looking for the best advice and support on property on the Sunshine Coast, to give Amanda and the team a call at Vendee. We look forward to working with Amanda again in future, to find our forever home in Noosa!"
"We engaged Amanda to purchase a holiday apartment in Noosa. As many of the previous reviews can attest, Amanda operates her business with the utmost professionalism which is complemented by expertise across a variety of property disciplines. Noosa real estate is a unique, somewhat puzzling property market and as interstate buyers, we valued her local market insights, patience and commercially orientated approach to due diligence and negotiation. Once we found our preferred property, through extensive due diligence and valuation discussions, Amanda negotiated an immediate ~10% reduction in price. Following exchange, she continued to offer exemplary client service through to settlement. It was a smooth, 3 month process to secure our ideal property where we envisage many happy holiday memories to come."
The Noosa Hinterland Acquisition Manual.
A forensic acquisition guide for the Noosa Hinterland $1.5M to $5M market. Planning overlays, easements, acreage risk, and the five mistakes that cost Hinterland buyers most.
By Amanda Conroy, Founder, Vendee Property Buyers. Licensed buyers agent, REIQ member.
Also see our definitive guide to buying property in Noosa and the Sunshine Beach acquisition playbook.
Read the Manual → Common questions
What does a Noosa buyers agent do?
A Noosa buyers agent represents the buyer exclusively in property acquisition. Vendee is paid by the buyer, accountable to the buyer, and never represents the vendor. The mandate covers off-market property sourcing, forensic due diligence on planning overlays and structural risk, adversarial price and terms negotiation, and settlement oversight. Vendee applies the proprietary VEPAP nine-step protocol to every Noosa engagement.
How much does Vendee charge?
Vendee charges a fixed fee or percentage of purchase price, scoped against mandate complexity and disclosed in writing before engagement. We are paid by the buyer only. We never accept payment, commission, referral fees or any other compensation from vendors or selling agents. No conflict.
What percentage of Noosa property sells off-market?
Approximately 30% of quality Noosa stock transacts off-market or pre-market before reaching public portals. The figure runs higher for premium Sunshine Beach, Hastings Street, and waterfront Noosaville inventory. Off-market access requires direct relationships with agency principals built over years.
Does Vendee work with interstate buyers?
Yes. Interstate buyers from NSW, Victoria, and Western Australia represent a significant portion of Vendee's client base. Vendee conducts inspections, produces written property assessments, manages all selling agent contact, and negotiates on the buyer's behalf. Buyers participate at decision points, not operational execution.
What areas does Vendee cover?
Noosa Shire is the primary market: Noosa Heads, Hastings Street, Sunshine Beach, Sunrise Beach, Peregian Beach, Castaways Beach, Noosaville, Tewantin, Doonan, Cooroy, Eumundi, and the Noosa Hinterland. The wider Sunshine Coast (Coolum through to Caloundra, including Buderim, Mooloolaba, Maroochydore, and Twin Waters) is the secondary market. Selective Gold Coast prestige engagements considered case-by-case on enquiry.
Is a buyer's agent worth it in Australia?
Yes, particularly in markets like Noosa where approximately 30% of quality stock transacts off-market and where micro-location variance can run to millions per street. A buyer's agent represents the buyer exclusively, identifies properties before public listing, conducts forensic due diligence, and negotiates price and terms. The fee is typically a small fraction of the value protected. A $300,000 negotiated reduction on a single Noosa Heads acquisition (Vendee, 2024) covered the engagement many times over.
Is a buyers advocate the same as a buyers agent?
Yes. The two terms describe the same job, done by a licensed professional the buyer engages and pays. Consumer Affairs Victoria uses both terms, while Queensland's regulator and the REIQ use "buyers agent". Vendee acts for Melbourne and regional Victorian buyers as their Noosa buyers advocate. We carry out inspections on your behalf and provide written assessments. Where a Queensland contract differs from a Victorian one, we flag it for your solicitor.
Why engage Vendee as your Noosa buyer's agent?
Vendee Property Buyers is a specialist Noosa buyers agency working exclusively on the buyer side. Founder Amanda Conroy is a licensed buyer's agent and REIQ member with a 20-year career across property development, investment, and acquisition totalling over $100 million in transactions and 100-plus completed acquisitions. Vendee holds 41 verified Google reviews at a 5.0 average and applies the proprietary VEPAP nine-step forensic acquisition protocol to every client engagement. Buyers-only representation. No conflict.
How is a buyer's agent different from a real estate agent in Queensland?
A real estate agent in Queensland represents the vendor (the seller), is paid by the vendor on commission, and has a legal duty to maximise the sale price. A buyer's agent represents the buyer exclusively, is paid by the buyer, and has a duty to secure the right asset at the right price with all material risks identified. The two roles have opposite economic incentives. The name Vendee literally means "the buyer" in property law. Vendee Property Buyers operates exclusively on the buyer's side. Never the vendor. Never both.
How experienced is Amanda Conroy?
Amanda Conroy is the founder and principal of Vendee Property Buyers and a licensed buyer's agent and member of the Real Estate Institute of Queensland (REIQ). Her 20-year career spans property development, investment, and acquisition across South East Queensland, interstate, and international markets. Her background includes senior corporate strategy roles, including with L'Oréal, before transitioning to property full-time. Across her career she has personally overseen over $100 million in completed transactions and 100-plus property acquisitions.
How long does the Vendee buying process take?
Most Vendee engagements run 8 to 16 weeks from mandate documentation to settlement. The timeline depends on the asset class, market inventory, and the buyer's flexibility on price and terms. The VEPAP nine-step protocol allocates time deliberately across three phases: Strategic Setup (mandate and off-market activation), Tactical Filter (shortlisting and adversarial negotiation), and Technical Execution (risk audit and settlement oversight). Vendee accepts a limited number of concurrent engagements and never represents two clients with the same or competing briefs in the same market at the same time.
Thirty minutes. No obligation. No sales process.
An Asset Acquisition Strategy Briefing is the standard first conversation with Vendee. We map your situation against the protocol and tell you, plainly, whether engagement makes sense.
Schedule a Briefing