Lagos listings in December 2025: seasonal shuffle or greater buyer selectivity?

G

GreenAnchor

Property investor
A December 2025 snapshot has raised a new question for me about the Lagos market. In the listings I’m following, well-presented serviced apartments appeared to move in about 83 days, while properties requiring work stayed listed for longer. The observed spread between advertised and final prices was around 7.1%, although the sold data is much thinner than the listing data.

Is that enough to indicate greater buyer selectivity, or could the result come from seasonality and the composition of the sample? It would help to know the source date, number of records and what stage counts as a completed transaction. Neighbourhood-level examples are welcome, but I would rather not extend a local pattern to all of Lagos without supporting sales evidence.
 
To clarify, I’m not treating either figure as a firm Lagos-wide measure. The listings aren’t evenly distributed, and asking-price changes can make time on market look better or worse depending on how revisions are recorded. I’d like to compare the December snapshot with transaction volume and earlier listing histories before drawing a trend line.
 
The sample size is the missing piece. How many serviced apartments produced the 83-day figure, and does “completed deal” mean a signed agreement, payment, or another stage? The 7.1% gap could be meaningful, but asking prices are visible while final prices often come from a much narrower set. That mismatch alone can distort the comparison.
 
I’d also resist interpreting longer exposure for homes needing work as proof of a broad buyer shift. Condition, pricing and location are tangled together. A small December sample can easily overrepresent polished apartments, especially if transaction activity changed around the period. Revision history matters too: a relisted property may appear newer than it really is.
 
Without matched transaction records, the 7.1% figure cannot carry much weight. The hardest evidence to reconstruct later will be each property’s original listing date and full revision history, so I would preserve that before trying to interpret the December 2025 snapshot.

Then split the records by neighbourhood, condition and first-listing month, with transaction counts shown beside any average. Use the gap only for listings that can be paired with a credible final price. If the same pattern continues beyond December and across several areas, buyer selectivity becomes the stronger explanation; if it disappears after those controls, sample composition or seasonality is the safer conclusion.
 
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