São Paulo flat at R$5,096,000: is 11% below asking too aggressive after 93 days?

[CuriousBridge]

Offering close to R$5,096,000 feels hard to justify without completed comparables, but opening 11% lower risks the seller dismissing me before discussing terms. Neither option is comfortable.

This is a São Paulo new-build flat that has been listed for 93 days, with some work still required. My financing can be evidenced and I can accommodate the seller’s preferred completion timing. Would it be better to support the lower figure with estimated work costs and ask for a price reduction, or seek repair credits instead?

I also do not want negotiating pressure to leave my deposit exposed or push me into dropping inspection, financing or legal protections merely because the agent mentions another buyer.

 

[meadow.far]

Make the offer about evidence and terms, not criticism of the flat: limited completed comparables, the cost of the required updates, financing proof and your flexible completion date. An 11% opening is assertive, but not inherently insulting. Give it a clear response deadline and leave room to negotiate. I would not waive inspection merely because the agent says somebody else might.

 

[blueprint.solid]

Is this unsold developer inventory or a resale in a recently completed building? That changes the likely motivation. Also, what does “updating” mean on a new-build—cosmetic choices, unfinished items or defects? Repair credits may be less useful than a lower price if there is uncertainty over who will do the work.

Ask the agent for completed comparables supporting R$5,096,000, not more active listings.

 

[DeepWall]

I have looked at the 93-day listing period and the active competition, but the completed value remains unclear. That makes the suggested discount understandable, though it does not show that the seller is under pressure; a R$5,096,000 flat may simply attract fewer buyers.

The concrete decision is how much of an appraisal shortfall you could fund. Financing proof demonstrates that you can apply on credible terms, not that the lender will accept any agreed price. Set a maximum cash gap before submitting the offer, and keep the valuation condition if exceeding that limit would put the purchase or deposit at risk.

 

[blueprint.solid]

Agreed on separating price from protections. Submit the exact offer with financing proof, flexible timing and a stated expiry, then let the seller counter. Keep the wording neutral and ask whether price, completion date or certainty matters most to them.

I would retain inspection, financing/appraisal and the usual legal due-diligence conditions for São Paulo. Also understand when the deposit becomes exposed before signing; the precise contract wording is jurisdiction-specific. If the agent insists another buyer will waive everything, that is information—not a reason to accept risks you cannot absorb.