Bangkok duplexes around THB 32.5m–48.8m: is 67 days meaningful?

The surprising part of my small sample is that the slower Bangkok duplexes are not always the most expensive. Higher service charges seem to appear more often among them, which has made me question my original focus on price.

I’m tracking properties from THB 32,540,000 to THB 48,820,000, with an observed marketing period of about 67 days. However, active adverts may be biasing that figure, and I do not yet know how many unsuccessful listings were withdrawn rather than sold.

Has anyone seen completed transactions in this range that show a similar pattern? We are interested in only two neighbourhoods, so I would rather compare condition, seller motivation and charges within those areas than rely on a Bangkok-wide average.

Listings still online will naturally make the market look slower because the successful ones disappear. I’d separate completed sales, active listings and withdrawn stock, then note when each seller first cut the price. A duplex that sold after 80 days may have found its real market only ten days after a meaningful reduction.

The 67-day figure is only useful if the two neighbourhood samples are genuinely comparable. Are your boundaries narrow enough to separate a desirable building or street from a nearby one that buyers treat differently?

I would record each duplex’s condition as well as its service charge. For example, a high charge in a well-maintained building may worry buyers less than a lower charge where major upkeep has been deferred. Location is the hardest difference to correct later, so I would settle that classification before drawing conclusions from the timing.

I wouldn’t assume service charges explain the outliers yet. Seller motivation can dominate time on market: one owner may accept quickly, while another keeps an ambitious price. Financing can also delay a buyer without indicating weak demand. How many completed deals and withdrawals are actually in the 67-day sample?

The sample is still too mixed, and seller behaviour is the main concern. I’d update a simple weekly sheet for only the two target neighbourhoods, separating new stock, completed deals and withdrawals.

Add the first price reduction, condition, service charge and last known asking price for each property. That should reveal whether the apparent 67-day period reflects weak demand, ambitious owners or properties with specific drawbacks, rather than encouraging you to trade price against risks you have not identified.