The rules that make a closed network worth joining.
Off-market only works if every member is who they say they are and treats every listing as confidential. These are the standards we hold members to, in plain language.
Verification standard
Every member is verified before they see a single listing, and re-verified annually.
The applicant's estate agent licence or agent's representative number is matched against the Consumer Affairs Victoria public register. Name, licence class and status must match. Lapsed, suspended or cancelled licences are rejected.
We email the agency's officer in effective control to confirm the applicant acts for that agency. Applications with a personal email domain wait for this confirmation before approval.
Buyers, unlicensed buyer's advocates, developers, marketers, lead-generation businesses, and anyone acting for a party other than a vendor or a represented buyer.
A one-way hash of the licence number, the register match date and the confirming officer's email. The raw licence number is never stored after verification.
Every membership is re-checked against the register on its anniversary. A licence that no longer matches suspends access the same day.
Member code of conduct
Breaching the code ends membership without refund and may be reported to the agency's officer in effective control.
- Confidential means confidential. Do not screenshot, forward, export, syndicate or describe any member listing to anyone who is not a verified member, other than a buyer you represent, and only after the listing agent has shared details with you.
- No addresses on the platform, ever. Not in headlines, notes, buyer briefs, messages or images. Address disclosure happens between agents, off-platform, at the listing agent's discretion.
- No advertising. Member listings must not appear on portals, social media, agency websites, window cards or signboards while the exclusivity window is open.
- Authority first. Only list a property you hold a signed sales authority for, with the vendor's written consent to an off-market listing.
- Vendors are never contacted directly. All buyer interest goes through an introduction request to the listing agent.
- Honest guides. Price guides must reflect the vendor's genuine expectations and comply with the Estate Agents Act 1980 (Vic) underquoting provisions.
- Conjunction terms are between agents. Agree the split before an inspection. The platform charges 1% of the sale price on settlement to the listing agent for sales introduced through it, and does not arbitrate conjunction splits.
- Respond within two business days to introduction requests, even to decline. No reason is required.
- Withdraw promptly. Mark listings under offer, sold or withdrawn within one business day of the change.
- One person, one login. Sharing credentials is a breach for both parties.
Privacy
- Vendors: we hold no vendor names, addresses or contact details. Listings are suburb-level and identified by a reference number.
- Buyers: buyer briefs are written by the member agent and shared only with the listing agent for that introduction. Do not include a buyer's name, employer or financial documents.
- Members: name, agency, work email, mobile, licence hash, plan and billing status. Billing is handled by Stripe; we never see card numbers.
- Audit: we log which member viewed which listing to enforce the code of conduct. Logs are kept for 12 months.
- Your rights: access, correction and deletion requests under the Privacy Act 1988 (Cth) go to privacy@incognitoproperty.com.au. Deletion of a member account removes the profile; anonymised listing history is retained.
- SMS: alerts only if you opt in. No SMS between 8pm and 8am AEST. Reply STOP to any message.
Terms of membership
- Membership is personal to the verified agent (Solo) or to the verified agents of one licensed office (Agency). Network terms are agreed separately.
- A platform fee of 1% of the sale price (plus GST) is payable by the listing agent on settlement of any sale to a buyer introduced through the platform. Membership fees are billed monthly in advance, plus GST. Cancel any time from your account; access continues to the end of the paid period. No refunds for partial months or for termination under the code of conduct.
- Founding-member rates are locked while the membership remains continuously active. A lapse of more than 30 days ends the founding rate.
- Incognito Property provides a listing and introduction service only. It is not a party to any sale, does not hold funds, and gives no warranty about any property or member.
- We may suspend or terminate access immediately for a breach of the code of conduct, a failed re-verification, or unpaid fees.
- Victorian law applies. Disputes between members about conjunctions or introductions are for the members, their agencies, and where relevant the REIV to resolve.
Prototype text prepared 2026-09-07. Not legal advice; to be reviewed by a Victorian property lawyer before launch.