São Paulo inventory shifted in September 2025 — seasonal or more selective buyers?

[RoundSlate]

The surprising part was seeing well-presented São Paulo condos move in about 95 days while units requiring work stayed visible longer. That made the market look more selective in September 2025, but my sample may be too small to support that conclusion. The apparent difference between asking and completed prices is around 6.7%.

How should I test whether this is a real shift rather than a change in the mix of properties? I plan to compare transaction volume by neighbourhood and condition, but I am unsure how best to handle withdrawals and relistings. Keeping the original price, every revision and the final completed figure for the same property seems important. What other fields would make the comparison more reliable?

 

[BrightGarden]

Selectivity is plausible, but 95 days alone cannot establish it. How many listings are in your sample, and are you measuring from the original listing date or the latest relisting? Withdrawn and relisted condos can make time on market look shorter. I’d also compare transaction volume with previous months; faster sales among a smaller pool of attractive units can coexist with a generally slower market.

 

[kit_reese]

I’d be cautious about calling 6.7% the negotiation gap unless the asking and sold figures refer to the same properties. An average current asking price compared with an average completed price can mainly reflect a different mix of neighbourhoods, sizes and condition.

Camila’s relisting point matters too. Keep the original asking price, final asking price and completed price as separate fields, and retain any later revisions to your September data.

 

[yuki_north]

There may not be one citywide answer. Split the sample by neighbourhood, condo condition and price band, then compare September 2025 with several surrounding months rather than one prior month. Mark the contract date separately from the recorded completion date, since timing can distort a monthly snapshot. If any financing or policy change occurred around the period, note it as a possible influence rather than assuming it caused the shift.