Manila serviced apartments: is the apparent 6.9% movement meaningful?

I

ink.early

Homeowner
The sample is small enough that one unusual listing can distort both the price change and the marketing period. With that limitation, I am looking at Manila serviced apartments advertised from PHP 18,790,000 to PHP 28,190,000, showing apparent movement of 6.9% and a median of about 113 days.

Before drawing a conclusion, I plan to separate neighbourhoods and condition, check whether the figures are asking prices or completed sales, and compare new-listing volume with withdrawals. Insurance comes next. If a buyer can obtain a firm quote, the cost could be reflected in an offer; if cover remains uncertain or affects financing, the buyer may simply choose another unit. Is that the right way to distinguish a pricing issue from a saleability issue?
 
First clarify what the insurance issue actually is: a high quoted premium, exclusions, or difficulty obtaining a quote at all. A known cost can be folded into an offer. Uncertainty is more likely to make a buyer move on, especially if financing is involved.

Also, are those asking prices or recent completed sales? The +6.9% figure means much less if withdrawn listings and later price cuts are missing.
 
One more thing: “Manila” may be too broad for a sample this small. Split the properties by neighbourhood and condition before using the 113-day median. A renovated unit in one pocket and dated stock elsewhere should not be treated as equivalent just because the price bands overlap.
 
I would not assume insurance is driving the marketing time. Seller motivation and new-listing volume could explain just as much, and buyers may use insurance as a negotiating argument even when condition is their real concern.

For each property, record the original price, first price-cut date, final status, condition, neighbourhood and whether a concrete insurance quote was available. Then compare completed sales with withdrawn stock. If insured properties still sell faster after those differences are separated, you have something more useful than the current headline movement.
 
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