Financing could also change the effective competition around the top of your range. Before interpreting slower listings as bargains, decide whether your own ceiling includes the maintenance exposure. Otherwise a negotiated purchase price may still leave you stretched.
You are using an out of date browser. It may not display this or other websites correctly.
You should upgrade or use an alternative browser.
You should upgrade or use an alternative browser.
Does 44 days on market create negotiating room in Seoul?
- Thread starter knitsAndAtlas
- Start date
Useful points. “Coastal” was too broad: I was using it as shorthand for several waterside search pockets, not one consistent neighbourhood. I’m going to map them separately.
By maintenance, I mainly mean whether the scope and likely cost are understandable, rather than whether maintenance is simply low. I’ll keep the ₩358,800,000–₩538,200,000 range but divide it into smaller bands and ask each agent the same completed/withdrawn questions.
By maintenance, I mainly mean whether the scope and likely cost are understandable, rather than whether maintenance is simply low. I’ll keep the ₩358,800,000–₩538,200,000 range but divide it into smaller bands and ask each agent the same completed/withdrawn questions.
That clarification changes the exercise. Make one bucket for each search pocket, then divide known maintenance from unclear maintenance within it. You may find that 44 days is an average created by combining quick, well-understood homes with slower uncertain ones.
Include the interval between each price cut and the outcome. A seller who cut recently may want time to test the new figure; one who has left the same price unchanged for 44 days may be either stubborn or unhurried. Those call for different approaches.
LuckyCedar
Property investor
You can test flexibility without assuming it exists. Base an offer on the closest completed comparisons and the property’s condition, then be prepared for a refusal. I would avoid telling yourself that the seller “must” negotiate merely because the listing crossed a particular day count.
One more consistency issue: when agents give a completed example, ask which date they are using and whether the public listing can be matched confidently to that property. Otherwise you may compare an advertising timeline with a transaction milestone that means something different.
Agreed on not overreading motivation. Empty rooms, repeated cuts or a withdrawn listing can suggest possibilities, but none proves urgency. Use those signals to decide what to ask, not to justify an aggressive offer by themselves.
horizon.clever
First-time buyer
New-listing volume deserves its own weekly count. If many comparable homes have just appeared, waiting may improve choice. If the apparent supply is mostly relisted or unsuitable stock, waiting could add little even though the search page looks busy.
For condition, use the same short list at every viewing: visible repairs, unclear repairs, completed work, presentation and any maintenance information provided. Consistent notes will help prevent an attractive interior from being compared too generously with a better-documented property.
Your decision tree now seems straightforward: first define the exact pocket and price band; next remove unsuitable condition or financing cases; then compare active, withdrawn and completed properties. Only after that decide whether 44 days supports an offer below ask.
That is a good addition. A seller might reject a lower headline price yet value a workable timetable or fewer uncertainties. Luca should still have any proposed terms checked for the specific South Korean transaction rather than improvising them from forum examples.
After all this, I’d treat 44 days as a filter, not a rule. It identifies listings worth questioning. The real negotiating case comes from close completed sales, unresolved condition, cut history, competing supply and what the seller actually communicates.
Waiting for perfect market data is uncomfortable, but bidding from a broad 44-day average is no better. Pick three active homes in the same small area and price bracket, request identical information for each, and inspect them against one condition checklist. You can revise the shortlist later; you cannot easily undo an offer that ignored maintenance risk. Set a ceiling for each property before negotiating.