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 706 m², built in 1937. Located on rua do Barão, 2, Pernes parish, Santarém municipality, Santarém district. Noteworthy Features: The property's strategic location in the quiet village allows for potential mixed-use development, enhancing its value as both a residence and commercial space.
The valuation. The asking price of €200,000 is significantly above the fair value of €122,250, representing an overpricing of €77,750 (38.9%). This indicates a challenging investment environment where market expectations may not be met.
Fair value modelled at €122,250 from the area baseline, adjusted for condition and location. Asking €200,000 sits €77,750 (38.9%) above — overpriced versus fair value.
Asking €200,000 versus the rua do Barão, 2 area baseline of €852,142 (€1,207/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 25/100 (Condition 18 · Materials 22 · Room dimensions 35). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 47/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
rua do Barão, 2
Area baseline €852,142 + condition -€551,563 + location -€8,184 = modelled fair value of €122,250 (€173/m²), a €77,750 (38.9%) gap versus the €200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Barão, 2 | Subject | €200,000 | €283 | — | 18 | 47 |
| rua 31 de Janeiro, 14 | Active | €298,000 | €1,000 | 253.0% | — | 56 |
| autoestrada N365, 83 | Active | €395,000 | €470 | 66.0% | 15 | 47 |
| rua Florbela Espanca, 1 | Active | €500,000 | €267 | 5.9% | — | 54 |
| rua Alfredo Keil, 2 | Active | €135,000 | €579 | 104.5% | 15 | 53 |
| Median comp | €346,500 | €525 | 85.1% | 15 | 54 |
Long-term rental The property is overpriced at €200,000, significantly exceeding its fair value of €122,250, which presents a substantial risk for long-term rental strategies. Additionally, with a gross yield of 0% and a neighbourhood condition score of just 47/100, the potential for steady rental income appears quite limited. Buy-and-hold Given the overvaluation of the property at €200,000 against a fair value of €122,250, the buy-and-hold strategy is not recommended as it carries inherent financial risks. The low condition rating of 25/100 further complicates any potential appreciation in property value over time. Value-add renovation While the idea of pursuing a value-add renovation could seem appealing, the property remains overpriced at €200,000, far from its fair value of €122,250. The significant investment required to improve the condition from 25/100 must be carefully weighed against the current market dynamics and the lack of a competitive yield.
Low Economic Stability Risk The property's economic stability score of 40/100 indicates a significant risk that local economic conditions may adversely affect rent prices and tenant retention.
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