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 apartment of 122 m², built in 2023, energy rating A+. Located Foz do Arelho parish, Caldas da Rainha municipality, Leiria district. Noteworthy Features: The property boasts a spacious 138.65m² private garden with a barbecue area, perfect for outdoor leisure and entertaining, enhancing its appeal as a family home. Location: Just over 2 km from Foz do Arelho beach.
The valuation. The asking price of €520,000 is significantly above the fair value of €272,104, making it overpriced by €247,896, which equates to 91.1% above its fair market value. Buy-to-flip angle. A buy-to-flip strategy on this property would involve enhancing its appeal through cosmetic renovations and modern updates, before listing at a price that reflects the improved conditions and captures investor interest. Buy-to-let angle. The rental income strategy would yield a gross yield of 1.9%, with an estimated monthly income of €823, benefiting from the area’s tourism influence and moderate demand for long-term leases.
Fair value modelled at €272,104 from 6 comparable sales in the area. Asking €520,000 sits €247,896 (91.1%) above — overpriced versus fair value.
Foz do Arelho, Caldas da Rainha, Leiria area median of €408,212 (€3,346/m²) for a property of this size — the starting reference point before comparable sales are factored in.
6 comparable sales in the area adjust the estimate by -€136,108 versus the parish baseline.
Parish baseline €408,212 -€136,108 comparables adjustment = modelled fair value of €272,104 (€2,230/m²), a €247,896 (91.1%) gap versus the €520,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Foz do Arelho · 143f5b | Subject | €520,000 | €4,262 | — | 85 | 59 |
| rua Nicolau Breyner, 5 | Active | €499,000 | €3,752 | 12.0% | 85 | 59 |
| rua Dona Luisa de Gusmão, 2 | Active | €305,000 | €2,440 | 42.8% | 78 | 49 |
| rua Comandante Alves | Active | €249,800 | €2,230 | 47.7% | 78 | 54 |
| Median comp | €305,000 | €2,440 | 42.8% | 78 | 54 |
Long-term rental The property’s pricing at €520,000 presents a significant gap of 91.1% compared to its fair value of €272,104, indicating it is overpriced and does not align with potential long-term rental income expectations. With a gross yield of only 1.9%, the investment offers limited appeal for generating consistent cash flow in the long-run. Buy-and-hold Acquiring this apartment at its current price is not advisable, as it is overpriced against fair market values, suggesting a lack of potential appreciation over time. Given the area's reliance on tourism and local economy, the property is unlikely to enhance its value significantly, making it a poor choice for buy-and-hold strategies.
Economic Vulnerability With an economic stability score of 45/100, there is a significant risk of economic downturns negatively impacting property value and tenant reliability.
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