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, 2-bathroom house of 133 m², built in 2022, energy rating A. Located on rua Nicolau Breyner, 5, Caldas da Rainha - Santo Onofre e Serra do Bouro parish, Caldas da Rainha municipality, Leiria district. Noteworthy Features: This property includes a dedicated outdoor pool area with a spacious deck ideal for entertaining, alongside modern insulation and a VMC system for enhanced comfort.
The valuation. The asking price of €499,000 is significantly above the fair value of €152,760, making it overpriced by €346,240 (69.4%). This discrepancy indicates a poor investment opportunity for prospective buyers.
Fair value modelled at €152,760 from the area baseline, adjusted for condition and location. Asking €499,000 sits €346,240 (69.4%) above — overpriced versus fair value.
Asking €499,000 versus the rua Nicolau Breyner, 5 area baseline of €284,221 (€2,137/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 85 · Materials 90 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 59/100 (Housing Market 50 · Amenities 60 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Nicolau Breyner, 5
Area baseline €284,221 + condition +€16,625 + location +€4,731 = modelled fair value of €152,760 (€1,149/m²), a €346,240 (69.4%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nicolau Breyner, 5 | Subject | €499,000 | €3,752 | — | 85 | 59 |
| rua Engenheiro Luís de Paiva e Sousa, 39 | Active | €689,000 | €2,745 | 26.8% | 90 | 53 |
| rua Engenheiro Luís de Paiva e Sousa, 39 | Active | €971,827 | €3,872 | 3.2% | — | 56 |
| rua General Queirós | Active | €485,000 | €2,566 | 31.6% | 65 | 59 |
| rua General Queirós | Active | €485,000 | €2,566 | 31.6% | — | 49 |
| Median comp | €587,000 | €2,656 | 29.2% | 78 | 55 |
Long-term rental This property in Caldas da Rainha offers a gross yield of 5.7%, which may suggest consistent rental income in the long term; however, with a valuation gap of 69.4% above its fair value of €152,760, the investment is not supported by the local market conditions. Moreover, the neighbourhood's amenities score of 59/100 indicates limited attraction for potential tenants, reducing the appeal of this investment strategy. Buy-and-hold While the long-term outlook for property appreciation could be explored, this house is significantly overpriced at €499,000 compared to its fair value, raising concerns over prospective capital gains. The peripheral rural location and agricultural influence limit future demand, indicating that holding onto this asset could lead to stagnation rather than growth. Not ideal for Short-term vacation rental The basic amenities and limited public transport in this area suggest that demand for short-term vacation rentals is likely to be low, making this strategy less viable. Additionally, the high valuation relative to fair value compounds the risk of underperformance in this market segment. Not ideal for Luxury market Given the rural setting and basic offerings, the property fails to meet the expectations of luxury buyers, further justifying its classification as overpriced. The elevated listing price does not correlate with the limited appeal and quality of the surrounding neighbourhood, suggesting that this strategy would not be successful.
Economic Vulnerability The low economic stability score of 45/100 indicates a potential for economic downturns that could adversely affect the property's profitability and values over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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