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, 2-bathroom mix_use_building of 194 m², built in 1951, energy rating D. Located on rua João de Deus, 25, São Martinho do Porto parish, Alcobaça municipality, Leiria district. Noteworthy Features: This property boasts two independent entrances, enhancing its renovation versatility for potential apartments or tourist accommodations in the highly desirable historic center. Investment Potential: Significant appreciation opportunity given its prime location and layout.
The valuation. The asking price of €285,000 is significantly above the fair value of €190,371, representing an overvaluation of €94,629 (33.2%). This premium makes the property less appealing to serious investors.
Fair value modelled at €190,371 from the area baseline, adjusted for condition and location. Asking €285,000 sits €94,629 (33.2%) above — overpriced versus fair value.
Asking €285,000 versus the rua João de Deus, 25 area baseline of €306,714 (€1,581/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 35/100 (Condition 30 · Materials 35 · Room dimensions 45). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 60 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua João de Deus, 25
Area baseline €306,714 + condition -€121,250 + location +€4,907 = modelled fair value of €190,371 (€981/m²), a €94,629 (33.2%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João de Deus, 25 | Subject | €285,000 | €1,469 | — | 30 | 54 |
| São Martinho do Porto · 523092 | Active | €575,000 | €1,791 | 21.9% | — | 51 |
| estrada da Nazaré | Active | €199,000 | €1,990 | 35.5% | 74 | 47 |
| estrada da Nazaré | Active | €199,000 | €1,990 | 35.5% | 73 | 54 |
| estrada da Nazaré | Active | €199,000 | €1,990 | 35.5% | 72 | 57 |
| Median comp | €199,000 | €1,990 | 35.5% | 73 | 53 |
Long-term rental The projected yield for this property is 0%, indicating no immediate rental income potential, which compounds the issue of being overpriced at €285,000, significantly above its fair value of €190,371. Additionally, the poor condition rating of 35/100 suggests considerable ongoing maintenance costs that would further diminish any rental viability. Buy-and-hold Though the property is located in a coastal area with slightly positive housing demand, its significant gap from fair value at 33.2% suggests that it is overpriced at €285,000. Investors may struggle to realize capital appreciation, particularly given the low condition score of 35/100 and middling neighborhood rating of 54/100. Short-term vacation rental The absence of rental yield and the property’s high price of €285,000 compared to its fair value of €190,371 indicate that it's overpriced, limiting its appeal for short-term vacation rental investments. The neighborhood amenities and condition also do not support a strong short-term rental market, making it a risky investment choice. Not ideal for: Luxury market, Student housing, Value-add renovation
Economic instability risk The economic stability score of 45/100 suggests a high potential for fluctuations in market conditions, which may impact long-term rental income and property value.
