What changed in Manila this month? My sample is at 110 days (2 bed)

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FinnDale

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The quick movement of renovated homes suggests condition matters, although I am not yet convinced it proves the wider Manila market changed this month. The 2-bed listings in my sample are sitting at about 110 days. A broader look at studios priced from PHP 9,976,000 to PHP 14,960,000 produces a similar figure.

Properties needing work tend to remain online until a reduction appears, while many of the extreme cases also have lease-length issues. That could be buyer resistance, stubborn initial pricing or simply stale stock distorting the sample. I am looking for recent completed sales with original listing dates and price-cut histories to see which explanation holds up.
 
Active listings will naturally make the market look slower because successful ones disappear while overpriced and less desirable stock remains. Withdrawn properties can also be mistaken for sales or quietly relisted with a new date. I’d compare completed deals with the original listing date, first price cut and final asking price where those details are available.
 
The detail that changed my view is that the same 110-day result appears across different unit types and price points. That makes me less willing to accept stale listings as the whole explanation.

Neighbourhood mix could still be driving it. If the sample combines areas with different condition profiles, financing constraints or volumes of new stock, one citywide average will hide the cause. I would split the properties by neighbourhood first, then compare new-listing counts and completed deals within each group. A consistent slowdown after that split would be much more persuasive.
 
I’m not convinced renovation alone explains the quick sales. Renovated properties may simply have more motivated sellers or be priced closer to what financed buyers can support. Meanwhile, an unrenovated place can sit because the seller starts high, not because buyers reject the condition. Separating properties that cut early from those that waited several months might reveal more than one overall average.
 
Use a small table split by neighbourhood, property condition and lease length. Mark each listing as active, completed, withdrawn or relisted, then record when any price cut occurred. Even with limited completed-sale information, that should show whether 110 days reflects genuine buyer resistance or a cluster of stubborn sellers.
 
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