Tehran Real Estate Sees Days on Market Climb, Forcing Sellers to Offer Bigger Discounts

Residential property listings in Tehran are now sitting unsold for an average of 68 days, up from 54 days at the start of 2026, according to figures supplied this week by the Tejarat Elam Real Estate Association. The uptick is putting fresh pressure on home sellers to slice asking prices, especially in premium neighborhoods like Niavaran and Sa'adat Abad.

The shift comes at a delicate moment for Tehran’s property sector, a market long prized as a hedge against inflation but currently navigating new political and economic turbulence after last week’s Supreme Leader funeral and a widely watched set of government reshuffles. With consumer confidence hampered by uncertainty over leadership succession and further volatility in the rial, buyers are striking a more cautious tone. Brokers say many would-be purchasers are opting to wait.

Discounts Multiply in High-End Neighborhoods

On leafy Farahzadi Boulevard in western Tehran, agent listings are being marked down by an average of 12 percent since April. In the mid-priced Golestan region near Shahrak-e-Gharb, the average reduction stands at 8 percent, according to local MLS records reviewed by The Daily Tehran. The city’s largest multi-agency platform, Divar Amlak, now features more than 14,800 unsold homes, up 11 percent year-on-year.

“It’s most pronounced above the 50 billion toman price bracket,” an agent in Niavaran told this reporter during a recent walk-through at a vacant three-bedroom high-rise. On Shahid Bahonar Street, a 200-square-meter apartment that originally listed at 56 billion sold in mid-June for just under 48 billion – a price drop the brokerage called 'typical for this summer.' Listings data confirm that properties over 100 square meters are seeing steeper relative discounts compared to smaller units, as family buyers tighten budgets and investors hold off on large purchases.

Numbers Paint a Softer Market

Latest data from Tehran Municipality’s Urban Planning Bureau shows average sale prices citywide have edged down 4.2 percent in Q2 2026. The median property in District 2 spent 76 days on market in June, compared to just 58 last December. Only properties near recently upgraded metro stations in Ekbatan and around the Iran Mall have bucked the trend, with steady foot traffic keeping DOM figures under 40 days for select new-builds.

Developers are responding, with more units offered through flexible payment plans. Meanwhile, the Tehran Chamber of Commerce has called for targeted tax incentives to stimulate new building and ease the backlog of unsold housing. For buyers, agents suggest that negotiating 8-15 percent off listed prices has become routine – even necessary – on much of Pasdaran, Shariati, and the northwestern districts. Sellers hoping for quick deals are increasingly expected to meet the market or risk waiting through the summer lull, as caution eclipses ambition on both sides of Tehran’s slowing real estate table.