Are 109 days on market meaningful for a Buenos Aires property at ARS 245,000,000?

[teaAndPath]

We are deciding whether to negotiate now or wait for fresher stock in two Buenos Aires neighbourhoods. Our likely target is around ARS 245,000,000. Looking at villa listings between ARS 196,000,000 and ARS 294,000,000, I get roughly 109 days to find a buyer, but that is based heavily on listings still online.

Has anyone found a sensible way to include recent completed sales and withdrawn properties? The citywide average seems too broad, especially when local supply and property condition differ so much.

 

[lena_voss]

Active listings will usually make the market look slower because the well-priced properties disappear while stale ones remain visible. Withdrawals matter too: some are failed sales, but others may simply be relisted or removed by an unmotivated seller.

I would separate recent completed deals, genuine withdrawals and still-active listings, then compare original asking price, any reductions and the date activity ended.

 

[leo_equity]

The 109-day figure is only useful if both neighbourhood samples cover the blocks you would seriously consider. A short distance can mean different noise, parking, access or building quality, so combining the areas may hide the choice you actually face.

I would also separate ready-to-occupy villas from those requiring major work. If comparable homes in the preferred blocks are lingering, waiting may bring more negotiating room; if the long listings are mostly poorly located or dated, fresher stock may not improve your position.

 

[lena_voss]

That boundary point is important. I would not expand the area just to create a larger sample. Start with the blocks you would genuinely buy in, then add nearby properties only as a secondary comparison.

Also watch for listings whose advertised days reset after a change of agent or a new advertisement. A property shown as recently listed may have been offered for much longer.

 

[frame.wild]

Price-cut timing could explain more than the headline days. A villa may sit for 90 days at an unrealistic figure and sell soon after a reduction, which is different from receiving steady interest for 109 days at the same price. For completed sales, try to establish the initial ask, last advertised ask and condition—not just the final completion date.

 

[sam_page]

A seller’s preferred timetable may matter more than the 109-day figure, which changes how I would approach the offer. Someone content to wait can resist a lower price, while a seller facing a deadline may value dependable financing and a straightforward completion.

That creates two different risks: waiting could strengthen your hand on a stale property, but it could also lose a good one to a buyer offering greater certainty. I would ask about the reason for selling, any failed offers and the desired schedule before deciding how hard to negotiate.

 

[lena_voss]

The blended average looks tidy, but uncertain withdrawals could easily skew it. I would keep a simple record for the two chosen neighbourhoods showing approximate address, condition, first and last sighting, price changes and current outcome, with removals marked as unknown unless a sale can be confirmed.

Completed properties can then guide the value of an offer near ARS 245,000,000, while active listings show what else is available now. If new supply is increasing, waiting has a clearer benefit; if suitable stock remains scarce, the headline 109 days is a weak reason to delay.