This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
3-bedroom, 1-bathroom house of 324 m², built in 1952. Located São Mamede parish, Batalha municipality, Leiria district. The property includes a closed garage with a manual gate and a large 1,862.5 m² plot that facilitates substantial outdoor activities and potential agricultural use.
The valuation. The asking price of €132,000 is significantly above the fair value of €30,552, positioning the property at €101,448 (76.9%) over its true worth. This makes the property overpriced and unlikely to yield a worthwhile investment.
Fair value modelled at €30,552 from the area baseline, adjusted for condition and location. Asking €132,000 sits €101,448 (76.9%) above — overpriced versus fair value.
Asking €132,000 versus the São Mamede, Batalha, Leiria area baseline of €412,128 (€1,272/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 22/100 (Condition 18 · Materials 20 · Room dimensions 30). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 52/100 (Housing Market 40 · Amenities 50 · Economic 35 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
São Mamede, Batalha, Leiria
Area baseline €412,128 + condition -€267,300 + location +€2,364 = modelled fair value of €30,552 (€94/m²), a €101,448 (76.9%) gap versus the €132,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Mamede · 8bef14 | Subject | €132,000 | €407 | — | 18 | 52 |
| Nossa Senhora da Piedade · 92448f | Active | €120,000 | €682 | 67.4% | 30 | 57 |
| Minde · d053af | Active | €145,000 | €1,043 | 156.0% | — | 49 |
| Fátima · 423e49 | Active | €125,000 | €1,025 | 151.5% | — | 44 |
| Minde · f882e9 | Active | €135,000 | €844 | 107.1% | 45 | 53 |
| Median comp | €130,000 | €935 | 129.4% | 38 | 51 |
Long-term rental Despite a gross yield of 13%, the property is selling for €132,000, which is significantly inflated compared to its fair value of €30,552, presenting a gap of 76.9%. The limited local amenities and quality of the neighborhood may restrict tenant demand, making long-term rental a risky strategy. Value-add renovation The property has a low condition rating of 22/100, indicating substantial investment is needed for renovation; however, with the asking price far exceeding fair value, potential returns on such improvements are diminished. Given the rural setting and the high price point, a value-add renovation is unlikely to yield profitable outcomes. Not ideal for student housing Due to its rural location and the limited development in São Mamede, there is insufficient demand for student housing, making it an unfit investment opportunity. The pricing of the property also does not align with the typical budget considerations of student accommodation. Not ideal for luxury market The property does not meet the characteristics or quality expected in the luxury market, which would typically require higher standards of construction and amenities. Additionally, the property's significant overpricing makes it an unappealing option for luxury buyers seeking value.
Economic Volatility Risk The property is at risk due to its low economic stability score of 35/100, which may lead to fluctuating market conditions affecting rental income and property value.
