Negotiating on Jakarta 2-bed duplexes after 28 days

N

nico_property

Homeowner
A firm offer at day 28 feels premature, but waiting for an obvious price cut could mean losing the better property. We are comparing two Jakarta neighbourhoods for a two-bedroom duplex, with asking prices from roughly IDR 8,998,000,000 to IDR 13,500,000,000. Neither option is easy to judge from a citywide average because the local markets appear quite different.

Financing suitability may also explain why one home moves quickly while another sits. I would like to compare public asking histories with actual completed prices in the same micro-areas, while separating renovated units from those needing work. What evidence would show that a listing is genuinely open to negotiation rather than merely withdrawn and relisted?
 
I would not treat day 28 as a negotiating signal by itself. A first price cut, withdrawal and relisting, or obvious condition issue says more. Also compare how much similar new stock appeared during those four weeks. If several substitutes arrived and the seller still held the original price, a firm offer has a better rationale than simply saying the listing is old.
 
Which two neighbourhoods, and how tightly are you drawing their boundaries? In Jakarta, a broad neighbourhood label can group properties with quite different access and surroundings. I would also separate completed duplexes from units needing work. Otherwise the apparent discount may just reflect renovation cost rather than increased buyer leverage.
 
That boundary point is important. Even without naming the areas publicly, the comparison should use the same micro-area, bedroom count, condition and financing suitability. I would ask the agent for the original listing date and every price change, then note any gaps when it disappeared. A relisted property can look fresh while the seller has actually been testing the market much longer.
 
The original listing dates and any gaps in marketing help, but they create another question: what alternatives does the seller have today? Earlier completed deals are useful reference points, yet they may reflect different competition, condition or financing circumstances.

I would use two branches. If the duplex has defects, comparable live listings and a seller working to a clear timetable, those facts support a lower offer. If it is well presented, easy to finance and the seller is in no hurry, 28 days alone is weak leverage because another buyer could still appear. Placing completed sales beside the live evidence, rather than making them the sole guide, seems the workable compromise.
 
A practical approach would be to build a small table for only the two target neighbourhoods: original ask, current ask, first seen date, any withdrawal, condition, and whether financing appears uncomplicated. Then place completed examples beside it rather than mixing everything together. That should reveal whether price cuts happen near 28 days or whether these listings commonly sit unchanged for longer.
 
Seller motivation is the missing piece. Two identical listings at day 28 can produce very different responses if one seller needs a defined completion timeline and the other is merely testing IDR 13.5 billion. Before choosing an offer level, ask what matters besides price—timing, financing certainty or fewer conditions. The answer may show whether there is real room to negotiate without relying on an unreliable citywide average.
 
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