How much negotiating weight does 87 days carry for a Bangkok duplex?

[RightRoom]

Eighty-seven days sounds like useful leverage, but I am concerned that it hides when the current price was set. We are looking at Bangkok duplexes advertised between THB 38,450,000 and THB 57,670,000, across two preferred neighbourhoods that do not seem well represented by citywide averages. Listings also appear to progress differently when the property-tax position is clearly explained.

Would you make an offer now or wait to see whether the seller reduces the price? I am inclined to check the full reduction timeline, any failed buyer financing and comparable completed deals first, especially where the achieved amount can be matched against earlier advertised prices.

 

[SmallChart]

I would negotiate rather than wait, but base the offer on the individual listing, not 87 days alone. A duplex can sit because of condition, an optimistic seller or a small buyer pool. Ask when the current price began, whether there were earlier reductions, and whether any offers failed because of financing. Those answers reveal more than the headline listing age.

 

[timo.grove]

Which two neighbourhoods? Even informal neighbourhood labels can cover quite different streets and buildings in Bangkok. Also, by a clear property-tax answer, do you mean the seller has stated which party bears a particular amount, or simply that the expected ongoing liability is known? That distinction could explain why some listings progress faster.

 

[vale.handy]

I’m less convinced that 87 days gives the buyer much leverage in this price range. A seller who is not under pressure may simply be prepared to wait. The stronger signal would be a reduction followed by continued inactivity, or the same property disappearing and returning with a refreshed listing. Public days-on-market figures can obscure both.

 

[isa_equity]

Completed examples are difficult unless you can verify both the agreed figure and what was actually included. Furniture, repairs, parking arrangements or other negotiated items can make an apparent discount misleading. I’d make a small table for each genuine comparable: original ask, latest ask, dates of cuts, condition, and whether the final figure is confirmed rather than repeated from marketing.

 

[RightRoom]

The two areas are still being narrowed at street level, which is why I avoided naming broad districts; the boundary issue Joana raised is exactly the problem. On tax, I mean listings where the expected treatment and who pays what can be explained consistently before an offer. We have encountered vague or conflicting answers elsewhere.

I’ll start separating original listing age from time at the current price.

 

[selma.reese]

Also track new listings and withdrawals within your actual search outline each week. If several comparable duplexes appear while older ones remain available, you gain alternatives. If stock is mostly being withdrawn rather than sold, that may indicate sellers are resisting lower offers rather than buyers accepting the asking level.

 

[compass.keen]

Condition deserves more weight than it usually gets in asking-price comparisons. A lower completed price is not automatically a useful target if that property needed substantial work. Before choosing an offer percentage, list visible defects and items requiring specialist inspection, then price the uncertainty separately from ordinary negotiation.

 

[drawsAndRoom]

Seller motivation can be tested without demanding private details. Ask whether there is a preferred completion timeline, whether the property is occupied, and whether certainty matters more than the last increment of price. A clean offer with a realistic schedule may beat a slightly higher but financing-dependent offer, though the effect will vary by seller.

 

[selma.reese]

That said, I would not assume financing dependence is automatically a weakness. A buyer with financing preparations in order may be more credible than someone making a vague cash claim. Ivan should find out what evidence the seller expects and keep any offer conditions accurate. Lending and transaction requirements can vary, so local professional confirmation matters before committing.

 

[XaviReed]

Waiting for the public price cut can backfire if the property is genuinely the best fit, because the reduction may attract buyers who were filtering just below the old ask. You can submit a reasoned offer now with a limited validity period, while remaining willing to walk away. The justification should be specific comparables, condition and unresolved costs—not simply “87 days.”

 

[SmallChart]

Agreed on offering now, but I would avoid an artificially short deadline unless there is a real reason. It can make a patient seller disengage. Better to ask first whether offers have already been rejected and when the seller intends to reassess the price. If the agent will not provide figures, even the timing and reasons can help distinguish firm pricing from wishful pricing.

 

[tradeTheWall]

One practical sequence: define the two micro-areas precisely; remove duplicate and relisted advertisements; record original and current asking prices; note cuts and withdrawals; compare condition; then seek confirmation of recent completed transactions through locally appropriate channels. After that, set three numbers for each duplex—opening offer, comfortable figure and absolute ceiling. That prevents a general impression about Bangkok from driving a very specific purchase.