Sanity check: Seoul inventory shifted in April 2025 — what are you seeing at ₩1,449,000,000?

[DaanGale]

I’m tracking the Seoul market and April 2025 looks different, but I’m unsure how much weight to give it. Well-presented detached homes appear to be moving in roughly 116 days, while properties needing work linger. Around ₩1,449,000,000, the visible difference between asking prices and completed deals seems close to 2.9%.

Does this indicate buyers becoming more selective, or is it seasonal noise? Please distinguish completed transactions from listing-price changes, and citywide patterns from neighbourhoods you actually follow.

 

[knitsAndAtlas]

Selectivity is plausible, but a 2.9% gap alone cannot establish it. Were the asking and sold figures matched to the same homes, or drawn from separate groups? The sample size and transaction volume matter too. I’d also confirm when the April data were released and whether later revisions changed the 116-day figure.

 

[TrueStone]

I’d push back on treating 116 days as a clean demand signal. Averages can shift because a few stale listings finally completed, and detached homes are not interchangeable across Seoul neighbourhoods. Policy timing could also move transactions between months without changing underlying buyer appetite. One April snapshot is too thin to separate seasonality from a genuine turn.

 

[anika_vale]

Break the data into neighbourhood, condition and price bands, then follow the same listing cohort from initial ask through completion. Record withdrawals and reductions rather than counting only successful sales. Compare April 2025 with nearby months using both transaction counts and time on market, and keep the original and revised releases separate. That should show whether the 2.9% gap reflects negotiation, a changing property mix, or simply a small sample.