Does 115 days on market give townhouse buyers more leverage in Kuala Lumpur?

[elio_tools]

I’m deciding whether to negotiate now or wait for sellers to cut first. Kuala Lumpur feels split rather than uniformly fast or slow, and townhouses around MYR 770,800–MYR 1,156,000 appear to be sitting for roughly 115 days.

Listings where the transaction fees are clearly explained seem to move differently. How much negotiating weight would you give 115 days? Recent completed examples would be especially useful, including any gap between the final price and the public asking history.

 

[otis_lending]

I would use 115 days as a reason to ask harder questions, not as an automatic basis for a particular discount. A listing may be stale because the asking price is unrealistic, but it may also have been withdrawn, relisted or left online after circumstances changed. The most useful comparison is a genuinely completed sale of a similar townhouse nearby and in similar condition.

 

[AwakeHarbor]

Which neighbourhoods are included in that 115-day figure? Broad Kuala Lumpur labels can hide meaningful boundary differences. Even before looking at completed prices, I’d separate the properties by the immediate area, condition and townhouse position. Otherwise the average could combine stock that buyers do not consider interchangeable.

 

[thinkTheAnchor]

The transaction-fee point deserves more detail. Do you mean some listings provide buyers with a clear breakdown while others leave the total cash requirement uncertain? If so, they may not actually be selling at a different market value; buyers may simply be more comfortable proceeding when they can estimate the full outlay.

 

[amara_details]

New-listing volume and withdrawals matter too. If older stock disappears without a completed sale while fresh listings replace it, the visible days-on-market figure can make the market look healthier than it is. I’d track the same group of listings for several weeks: still active, price reduced, withdrawn, relisted or confirmed sold.

 

[AbleLens]

I wouldn’t dismiss the 115 days entirely. If the same property has remained available under the same identity and the seller has already made a price cut, time becomes relevant. The timing of that cut matters: a recent reduction may mean the seller wants to test the new level, while months without a change may suggest little urgency.

 

[DirectSignal]

Buyer financing can also explain why an apparently acceptable deal does not complete. When comparing offers, the seller may care about financing uncertainty and timing as well as headline price. A lower but straightforward offer is not automatically weaker, though the buyer should avoid promising terms they cannot meet.

 

[bold_bench]

A simple comparison table would help here. For each plausible comparable, note the immediate neighbourhood, original public ask, later cuts, observed days listed, condition, withdrawal or completion status, and any final price you can actually verify. Keep unconfirmed agent comments separate. After five or six close matches, you may see whether 115 days is normal for that slice or a warning attached to particular properties.

 

[PracticalKey]

Leo’s point about boundaries is important, but condition can overwhelm even a close geographic match. Two townhouses on nearby streets may require very different spending after purchase. I’d compare the asking gap only after allowing for visible condition differences; otherwise a larger discount may simply reflect work the buyer must fund.

 

[thinkTheAnchor]

There is another variable: seller motivation. Ask why the property is being sold, whether there is a preferred completion timeline, and whether earlier offers failed. The answers are not proof, but they can guide the shape of an offer. A seller focused on timing may respond better to clear terms than to repeated small price increases.

 

[PracticalKey]

I’d be cautious about relying heavily on the stated reason for sale. Motivation is difficult to verify and can become part of the negotiation theatre. The listing history, condition and credible completed comparables are firmer ground. Use the seller’s preferred timing to structure the offer, but use evidence—not the story—to choose the price.

 

[amara_details]

The practical sequence seems to be: narrow the neighbourhood boundaries, remove obvious relists and withdrawn stock from the simple 115-day calculation, compare condition, then look for verified completed prices. After that, check whether transaction fees are sufficiently clear for the total budget and make an offer that reflects both the evidence and financing terms. Waiting only makes sense if comparable sellers are beginning to cut; age alone does not guarantee the next move.