Rio condos taking 46 days to sell — seasonal or a listing-data distortion?

[studyTheKey]

Agents are giving me conflicting explanations, so I’d appreciate a second opinion on my sample. Rio de Janeiro condos listed between R$1,949,000 and R$2,923,000 appear to need about 46 days to find a buyer. It may be seasonal, while several outliers seem connected to rental regulation.

Could active listings be skewing this? I’m particularly interested in whether recent completed sales show a similar timeline, and how withdrawn stock or the timing of price cuts should be treated.

 

[NimbleReed]

Yes, listings still online can distort the picture because they exclude properties that sold quickly and keep accumulating days for stale stock. But completed sales alone could also mislead if withdrawn condos simply disappear from the sample. Are all your listings from the same neighbourhood boundaries, and are you measuring from first listing date or the latest relisting?

 

[blueprint.solid]

If this sample has to inform a decision now, I would not treat the 46-day figure as a Rio-wide market signal. Waiting for perfect completed-sale data may be impractical, but combining unlike condos in the R$1,949,000 to R$2,923,000 range could be worse.

Split the records by neighbourhood and condition, then keep completed sales, withdrawals and active listings in separate columns. Note buyer-financing issues where known and record both the date and size of the first reduction. A cluster of late cuts among the slower listings would point more towards seller pricing than seasonality or rental rules.