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.
0-bedroom, 0-bathroom mix_use_building of 140 m², energy rating E. Located Tomar (São João Baptista) e Santa Maria dos Olivais parish, Tomar municipality, Santarém district. Noteworthy Features: The property includes a private outdoor patio ideal for al fresco dining, and it has the potential to easily convert the ground floor into an independent apartment.
The valuation. The asking price of €475,000 sits significantly above fair value, which is assessed at €142,566. This results in an overpriced categorization, with a difference of €332,434, or 70.0%. Buy-to-flip angle. Given its high asking price, the buy-to-flip strategy would face significant challenges; substantial appreciation in value appears unlikely under current market conditions. Buy-to-let angle. With a gross yield of 0% and no rental income estimated, the buy-to-let strategy is currently not viable, thus discouraging long-term rental investment plans.
Fair value modelled at €142,566 from the area baseline, adjusted for condition and location. Asking €475,000 sits €332,434 (70.0%) above — overpriced versus fair value.
Asking €475,000 versus the Tomar (São João Baptista) e Santa Maria dos Olivais, Tomar, Santarém area baseline of €146,440 (€1,046/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 75 · Materials 76 · Room dimensions 73). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 50 · Economic 35 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
Tomar (São João Baptista) e Santa Maria dos Olivais, Tomar, Santarém
Area baseline €146,440 + condition -€1,531 + location -€2,343 = modelled fair value of €142,566 (€1,018/m²), a €332,434 (70.0%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Tomar (São João Baptista) e Santa Maria dos Olivais · 8d9fd5 | Subject | €475,000 | €3,393 | — | 75 | 46 |
| Tomar (São João Baptista) e Santa Maria dos Olivais · c1f1ff | Active | €600,000 | €1,592 | 53.1% | — | 54 |
| Tomar (São João Baptista) e Santa Maria dos Olivais · c1f1fe | Active | €239,000 | €1,593 | 53.0% | 55 | 49 |
| rua Propriedade Total C /, 2 | Active | €350,000 | €1,977 | 41.7% | 43 | 43 |
| rua Alexandre Herculano | Active | €120,000 | €1,224 | 63.9% | 20 | 49 |
| Median comp | €294,500 | €1,593 | 53.1% | 43 | 49 |
Long-term rental The property at €475,000 is significantly overpriced, with a fair value of only €142,566, yielding a 0% gross return which indicates no rental income potential. The condition rating of 74/100 and a neighborhood rating of 46/100 further suggest that long-term rental viability is extremely limited given the economic backdrop of rural Centro Portugal. Family rental Although marketed for family rental, this property is overpriced and lacks the necessary amenities and neighborhood dynamics to attract quality tenants, with a fair value gap of 70.0%. The combination of a 0% gross yield and an underwhelming neighborhood score of 46/100 signals substantial difficulties in generating consistent rental income from family occupants.
High Economic Risk The economic stability score of 35/100 indicates a significant risk of financial instability in the local market, which could impact property values and rental demand.
