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 2288 m², built in 1970, energy rating B. Located Santa Maria, São Pedro e Sobral da Lagoa parish, Óbidos municipality, Leiria district. Noteworthy Features: This property’s unique concept as a Literary Hotel with a collection of 80,000 books offers guests an unparalleled thematic experience in the heart of Óbidos. Distinctive Areas: The wine cellar and gin bar enhance its appeal for events and gatherings.
The valuation. The asking price of €4,250,000 is above the fair value of €3,828,761, indicating a premium of €421,239 (9.9%). This suggests the property is overpriced in the current market.
Fair value modelled at €3,828,761 from the area baseline, adjusted for condition and location. Asking €4,250,000 sits €421,239 (9.9%) above — overpriced versus fair value.
Asking €4,250,000 versus the Santa Maria, São Pedro e Sobral da Lagoa, Óbidos, Leiria area baseline of €4,331,184 (€1,893/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 77 · Materials 85 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 55 · Economic 55 · Tenant Quality 52). Strong amenities and housing-market momentum support a premium to baseline.
Santa Maria, São Pedro e Sobral da Lagoa, Óbidos, Leiria
Area baseline €4,331,184 + condition +€168,025 + location +€43,408 = modelled fair value of €3,828,761 (€1,673/m²), a €421,239 (9.9%) gap versus the €4,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santa Maria, São Pedro e Sobral da Lagoa · 523060 | Subject | €4,250,000 | €1,858 | — | 77 | 53 |
| rua Almirante Cândido Reis, 17 | Active | €480,000 | €1,086 | 41.5% | — | 56 |
| rua Almirante Cândido Reis, 17 | Active | €480,000 | €1,086 | 41.5% | — | 55 |
| rua Engenheiro Luís de Paiva e Sousa, 39 | Active | €971,827 | €3,872 | 108.4% | — | 56 |
| rua Engenheiro Luís de Paiva e Sousa, 39 | Active | €689,000 | €2,745 | 47.8% | 90 | 53 |
| Median comp | €584,500 | €1,916 | 3.1% | 90 | 56 |
Long-term rental While the property offers a stable long-term rental potential, the listing price of €4,250,000 is significantly above its fair value of €3,828,761, indicating a premium that does not align with the moderate housing demand in the semi-rural area. The absence of yield generation and a low neighborhood score of 53/100 suggest that the property may not attract quality tenants effectively at this price point. Value-add renovation Investing in value-add renovations could enhance the property’s condition, currently rated at 80/100; however, the substantial gap of 9.9% from the fair value further underscores the risk associated with such investments. Given the semi-rural characteristics and insufficient amenities, the higher renovation costs may not yield a satisfactory return on investment, further complicating the potential for future profitability.
Economic Impact Risk The property has a low economic stability score of 55/100, indicating potential vulnerability to economic downturns which may negatively affect rental income. Tenant Turnover Risk The tenant stability score of 52/100 suggests a higher likelihood of tenant turnover, increasing vacancy rates and related costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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