Seoul small multifamily: is 32 days real, or a live-listing illusion?

A

ada.heath

First-time buyer
Established
I’m tracking Seoul small multifamily listings between ₩921,800,000 and ₩1,383,000,000. The current sample suggests roughly 32 days to find a buyer, with lease length behind many outliers. More stock is appearing, but little looks attractive. Should completed deals change my conclusion?
 
Probably. Listings still online exclude properties that sold quickly and retain slow or unrealistic ones, so 32 days may be upward-biased. Compare completed, active, and withdrawn properties from the same starting period.
 
How tightly are you drawing the neighbourhood boundaries? Combining adjacent areas can make lease length look decisive when location is actually carrying much of the difference.
 
Also, by lease length do you mean the original contract length or the time remaining when marketed? Buyers should care more about the latter.
 
And whether the lease terms affect when the buyer can execute their intended plan. Two properties with equal remaining periods might not be equivalent.
 
Withdrawn stock is essential here. A stale listing that disappears without a sale should not quietly become a successful 32-day transaction.
 
Buyer financing may explain part of the spread too. Within such a wide price band, the lower and upper ends could attract different buyer pools even though both are called small multifamily.
 
I wouldn’t put lease length first until condition is separated. A vacant or soon-available building needing substantial work can still linger because the buyer faces two problems instead of one.
 
Make one row per property: first-list date, latest-list date, asking-price changes, status, completion date if known, neighbourhood, condition, remaining lease period, and any relisting evidence.
 
Relistings could distort the 32 days badly. If an old property returns with new photos or a slightly different description, are you treating it as new?
 
Price-cut timing would help distinguish weak demand from ambitious sellers. Thirty-two days before a reduction is not the same as 32 days before a buyer appeared.
 
How many properties are in the sample? No need to post addresses, but the count matters before interpreting a handful of lease-related outliers.
 
I’d split the range into at least two price groups, then compare active age within each. Otherwise movement at ₩921,800,000 can conceal stagnation near ₩1,383,000,000, or the reverse.
 
What does “find a buyer” mean in your notes: listing removal, an accepted offer, or a completed deal? Those dates are not interchangeable.
 
That definition issue may be bigger than the average itself. If only completed sales provide a dependable endpoint, the active listings should be treated as unfinished observations rather than assigned outcomes.
 
Agreed on unfinished observations, but excluding them entirely creates the opposite bias. Keep them visible as still active after their current number of days.
 
Could the increase in new listings simply be more low-quality stock? Elena’s comment that few are worth buying suggests volume and genuinely competitive supply are diverging.
 
Seller motivation belongs in the notes, even if only as unknown. A seller testing the market can wait through a lease issue; one needing a timely exit may cut sooner.
 
The cleanest first comparison is completed versus withdrawn from the same listing cohort. Current actives have not yet told you which group they will join.
 
I’d avoid interpreting every disappearance as withdrawn. Some may be completed deals whose public status has not yet made that clear. Use an “unresolved” category rather than guessing.
 
You must log in or register to reply here.
Back
Top