Berlin three-bed serviced apartments: is 36 days on market misleading?

I’m looking at three-bed serviced apartments in Berlin priced from €253,900 to €380,900. This month’s active listings suggest roughly 36 days to find a buyer, with the slower outliers apparently linked to energy performance. Does that match recent completed deals, or is the figure distorted by properties that remain online? I’m also unsure how much neighbourhood boundaries and withdrawn stock are affecting the sample.

Active listings alone will skew the picture because the quickest sales disappear while stale or withdrawn properties may be counted inconsistently. I’d separate newly listed, reduced, withdrawn and completed units, then compare similar condition within the same neighbourhood boundary. Do you know whether the 36 days runs from first listing or from the latest price cut?

I wouldn’t assume energy performance is the main cause yet. It may be standing in for condition, seller motivation or buyer financing difficulties, especially across such a wide price range. Completed sales can help, but they reflect earlier negotiations rather than only this month’s demand. A practical next step is to track each listing’s original date, reductions and final status; otherwise 36 days is more a snapshot of visible stock than a reliable selling time.