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The THB 38,160,000 threshold is tempting to read as evidence of financing pressure, especially with the reported 6.2% movement. I do not think the current sample can support that conclusion yet. That price level may contain more large properties or listings from expensive Bangkok...

I’d be cautious about leaning too heavily on the 70 days. It may signal flexibility, but it does not prove the seller will accept less, especially if the asking comparables are close. Decide before offering how you would handle an appraisal gap and whether you prefer a lower price or repair...