There within lays your denial. I'm not denying anything--I'm simply stating that national data is meaningless when applied to single, local transactions. You have no good response so you deflect with the lame 'denial'. You mentioned you own property in Australia. You didn't say where but let's pretend it's Sydney. You decide to put your property on the market and Google tells you there are 279,000 other properties for sale in OZ. Does that mean you'll never find a buyer with so many properties for sale? No, it's meaningless. What you want to know is how many are for sale in your Sydney neighborhood that are similar to what you are selling. It doesn't matter what's for sale in Perth. It doesn't matter if there's both a 6-bedroom house and a small studio for sale down the street, if you are selling a 3-bedroom. How many other 3-bedrooms is what you want to know. The whittling process works both ways--for buyers and sellers--both want to know how many are available in that area. Your 'competition for that one fool must be fierce' statement shows your vast ignorance. A buyer is almost always looking for something specific in type, area, and price--3MB studio in Jomtien, 4MB 1-bedroom condo in Wong Amat, 6MB 3-bedroom house near Mabprachan lake, etc.--so all the property sellers in Pattaya are not in 'fierce' competition for the buyer--just the ones who are selling what he is looking for, at the price he wants to pay, in the area he wants. In my case, there were a grand total of 3 of us in your ludicrous 'fierce competition'. Property buyers who know what they are doing are not fools. As I've said before, many Thais own properties to rent out to help support them when they retire. Nothing foolish about that--it's being smart and looking ahead. My spouse's Thai relatives all own properties to rent. The recent Thai buyer of our house is also planning to rent it out. Who said 'no one wants to buy the product'? Numbers might be down but there are still buyers to be found for property. Since our house sale, we've had 4 calls from agents with clients that wanted to view the house. We're in Thailand and there are Thai buyers--just as when you are in Australia you will find Australian buyers if you put your house up for sale there. Check the Chonburi Land Office sometime and you'll see what I am talking about. Thailand has a population of 71 million, OZ 28 million--so actually there are more potential property buyers here. And, as I keep saying, it only takes one buyer for my one property for sale in Thailand--and just one for your hypothetical property for sale in OZ. Only 1,086 properties for sale in Pattaya? I would have thought the number would be higher. Guess I'm still remembering the poster who said there were 'thousands and thousands'. But, whatever the number, it doesn't really matter. What I can't seem to get you to understand is that it is not 1,086 studios for sale. Or 1,086 3-bedroom pool villas for sale. Or 1,086 2-bedroom condos for sale. Again, for the hard of hearing, the important thing is how many like properties are there for sale near where I am selling my property. Remember, if I am selling a Jomtien studio with seaview for 3MB, any much larger condos--with or without a seaview--are not competition. Nor is anything priced significantly above 3MB, or dumps way below in price. So, if you are correct and there are only 1,086 total properties for sale, that means once you punch in property type, property size, property price, and property area, you will end up with a very manageable number--good for a seller, maybe not so good for a buyer if the choices are too limited--as a buyer likely has other things to punch in, such as property age, covered parking, large balcony or terrace, private pool, northern exposure, foreign quota for condos, etc. that will do further whittling.
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