Does 39 days on market give Paris duplex buyers leverage?

[stone.swift]

We are considering duplexes in Paris between €290,700 and €436,100, and the relevant listings seem to sit for about 39 days. Should we treat that as room to offer below asking, or is it too crude a signal?

The market looks split: homes with clear energy-performance information behave differently, while condition and location within our two preferred neighbourhoods seem to matter more than the citywide average. I would value recent completed-sale comparisons, particularly where the final price differed from the visible asking-price history.

 

[mara_ford]

Thirty-nine days alone would not make me assume the seller is flexible. A well-priced duplex needing work may sit for different reasons from an overpriced renovated one. I would look for the date and size of any price cuts, whether the property was withdrawn and relisted, and how many comparable new listings appeared during that period. Which two neighbourhoods, and are you using strict administrative boundaries or a walking-distance search?

 

[LuckyFrame]

I would also be cautious about treating public asking history as complete. Withdrawn stock can disappear from view, and a changed listing may not be an ordinary price reduction. Seller motivation and the buyer’s financing certainty can affect the final negotiation more than day 39 itself. Recent completed sales are useful, but only if the duplex layout, condition, energy performance and micro-location are genuinely comparable.

 

[otis.elm]

Build a small table for the actual shortlist: first-seen date, original and current ask, any withdrawal, energy information, condition, exact boundary, and nearby competing listings. Then ask about the seller’s timing and whether earlier offers failed because of price, financing or another issue. That should show whether 39 days represents leverage or simply a property-specific obstacle.