By Phuket News Property Editorial Team · January 7, 2026
In many international property markets, time-on-market is treated as a clear indicator of value and demand. Properties that sit unsold for long periods are often assumed to be overpriced or undesirable, while faster sales suggest strong market conditions. In Phuket, this assumption frequently leads buyers to the wrong conclusions.
Time-on-market on the island is shaped less by demand and more by seller behaviour, expectations, and a long-standing pricing culture that operates very differently from tightly regulated urban markets.
The role of unmotivated sellers
A significant portion of Phuket’s listed properties belong to owners who are not under pressure to sell. These sellers often list their property simply to test the market, hoping to attract a buyer unfamiliar with local pricing norms or international comparables.
Because there is no urgency, asking prices can be set well above realistic market value. If no suitable buyer appears, the property remains listed with little consequence to the seller, sometimes for years.
How artificial price anchors are created
Over time, long-standing listings at inflated prices begin to influence perception rather than reality. Neighbouring owners see these asking prices and assume their own property must be worth something similar, even if no transactions are occurring at those levels.
This creates an artificial market layer where pricing expectations drift away from actual completed sales. The result is a visible landscape of high asking prices that do not accurately reflect where deals are being done.
When prices finally catch up, behaviour often resets
In some cases, real market prices eventually rise and approach these long-standing asking levels. When this happens, an unusual pattern often emerges. Rather than selling, some owners increase their prices again, resetting expectations upward instead of transacting.
This behaviour reinforces long time-on-market statistics and perpetuates the impression of stagnation, even during periods of steady underlying demand.
Why long listings are not a warning sign
Because so many listings are driven by optional rather than motivated sellers, long time-on-market does not necessarily indicate weak demand or falling values. It often reflects a mismatch between seller expectations and buyer willingness, not a lack of interest.
Well-priced properties in Phuket typically transact quietly and efficiently. They simply disappear from the market, while unrealistic listings remain visible for years, distorting the overall picture.
What buyers should focus on instead
For buyers, the key lesson is to look beyond how long a property has been advertised. Pricing realism, recent comparable sales, and seller motivation provide far more insight than headline time-on-market figures.
In Phuket, understanding seller intent is often more important than analysing listing age. A property that has been available for years may tell you more about the seller than it does about the market.
