A straightforward explanation of DOM, why it matters when you're evaluating a property, and how to tell the difference between a bargain and a red flag.
Scroll through any property portal and you'll see it: 'Listed 47 days ago.' Or maybe 'Listed 3 days ago.' It's one of those numbers that sits there quietly, barely noticed — until you start wondering whether a long time on market means there's something wrong with the place. And a short time on market? That must mean it's hot property, right? Not necessarily.
Days on market — DOM for short — is simply how long a property has been advertised for sale. It starts counting from the day the listing goes live on the major portals and stops when the property sells or the listing is withdrawn. A property that sells in 14 days has a DOM of 14. One that's been sitting there for four months has a DOM of 120.
What counts as normal depends heavily on the market. In a hot Sydney market, the average DOM might be 25–35 days. In a quieter regional market, 60–90 days might be perfectly normal. A property that's been listed for 45 days during the Christmas break is very different from one that's been sitting there for 45 days through the peak spring selling season.
A long DOM can mean several things — and they're not all bad. Yes, it could signal a problem: the property might be overpriced, it might have a hidden issue that buyers are spotting and walking away from, or the agent might not be marketing it well. But it can also mean the seller is in no rush and is waiting for the right price. Or it might mean the property has a quirky feature that makes it perfect for a specific buyer — you — but less appealing to the broad market. We've found some of the best opportunities in properties that had been sitting online for months.
A very short DOM — like under 7 days — can also cut both ways. It might mean the property is genuinely desirable and priced well. Or it might mean the agent is creating artificial urgency, running a short campaign designed to make buyers feel they have to move fast or miss out. The way to tell the difference: look at comparable sales. If the price guide stacks up against what similar properties actually sold for, the urgency might be real. If it doesn't, someone's trying to rush you past the maths.
Here's something the portals don't tell you: DOM resets. If a property sits unsold for months and the agent relists it — maybe with a different agency, maybe with a slightly tweaked headline — the clock goes back to zero. A property that looks fresh on the market might have actually been trying to sell for six months under a different listing. We check for this. It's one of the first things we look at when assessing a property for a client.
The most useful thing DOM does is give you context. If you're looking at a property that's been on the market for 60 days in a suburb where the average is 20, you should ask why. Are other buyers seeing something you're not? Or has the seller finally dropped the price to a level where it now makes sense? Either way, knowing the number is step one. Understanding what it means in context is where the real work starts.
This article is general property market information only — it isn't financial, tax, legal or investment advice. Your specific situation should always be discussed with a qualified, licensed professional (financial adviser, mortgage broker, tax agent or solicitor) before you make any decisions. FiveFold Property Partners helps clients buy property; we are not licensed financial advisers.
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