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.
2-bedroom, 1-bathroom country_house of 97 m², energy rating D. Located São Mamede parish, Batalha municipality, Leiria district. Noteworthy Features: The property benefits from a fully prepared attic for a second bathroom, and its dual-front layout guarantees exceptional sunlight throughout the day.
The valuation. The asking price of €275,000 is significantly above fair value at €126,434, representing an overpricing of €148,566 or 117.5%. This indicates that the property is not a sound investment at its current price.
Fair value modelled at €126,434 from 6 comparable sales in the area. Asking €275,000 sits €148,566 (117.5%) above — overpriced versus fair value.
Asking €275,000 versus the São Mamede, Batalha, Leiria area baseline of €125,112 (€1,290/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €125,112, adjusted for condition and micro-location, gives a modelled fair value of €126,434 (€1,303/m²), a €148,566 (117.5%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Mamede · 14412e | Subject | €275,000 | €2,835 | — | 70 | 46 |
| estrada da Ladeira Pires | Active | €195,000 | €1,189 | 58.1% | — | 49 |
| Alvados e Alcaria · fad839 | Active | €250,000 | €1,894 | 33.2% | 67 | 55 |
| São Mamede · 6c08a3 | Active | €175,000 | €1,207 | 57.4% | 68 | 46 |
| rua Professor Sousa Lopes | Active | €1,940,000 | €2,553 | 10.0% | 81 | 55 |
| Median comp | €222,500 | €1,551 | 45.3% | 68 | 52 |
Long-term rental This property, priced at €275,000, significantly surpasses its fair value of €126,434, indicating it is overpriced by 117.5%. With a gross yield of only 3.3% and a low neighborhood rating of 46/100, long-term rental prospects are unattractive in this economic context driven by local agriculture. Buy-and-hold The current listing price for this 2-bed country house reflects a stark misalignment with its fair value, which is €126,434, marking it as 117.5% overpriced. Considering the area's economic reliance on agriculture and the property’s yield of just 3.3%, a buy-and-hold strategy appears less favorable in the long-term market environment.
Tenant turnover risk With a tenant stability score of 50/100, there is a significant risk of higher turnover, which may lead to increased vacancy rates and costs associated with finding and screening new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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