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, 3-bathroom apartment of 163 m² on the 2nd floor, energy rating B. Located Nazaré parish, Nazaré municipality, Leiria district. Noteworthy Features: The attic storage room has been converted into a fully functional living space with its own kitchen and bathroom, providing additional versatility for guests or rental income. Location: Panoramic ocean views elevate this property's appeal in the desirable Nazaré area.
The valuation. The asking price of €465,000 is €121,041 (35.2%) above the fair value of €343,959, making it overpriced according to current market assessments.
Fair value modelled at €343,959 from 6 comparable sales in the area. Asking €465,000 sits €121,041 (35.2%) above — overpriced versus fair value.
Asking €465,000 versus the Nazaré, Nazaré, Leiria area baseline of €382,670 (€2,348/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €382,670, adjusted for condition and micro-location, gives a modelled fair value of €343,959 (€2,110/m²), a €121,041 (35.2%) gap versus the €465,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Nazaré · 1441a5 | Subject | €465,000 | €2,853 | — | 70 | 53 |
| rua Comandante Alves | Active | €249,800 | €2,230 | 21.8% | 78 | 54 |
| estrada da Nazaré | Active | €199,000 | €1,990 | 30.2% | 72 | 57 |
| Median comp | €224,400 | €2,110 | 26.0% | 75 | 56 |
Long-term rental The current pricing of the 3-bed apartment in Nazaré at €465,000 represents a 35.2% gap from its fair value of €343,959, indicating that the property is overpriced for potential long-term rental yield. With a gross yield of only 2.6% and a neighborhood rating of 53/100, investing in this property as a long-term rental may not provide lucrative returns. Buy-and-hold Considering the property’s listing price significantly exceeds its fair value, the buy-and-hold strategy appears less favorable in this case. The apartment’s condition rating of 71/100 further suggests that there might be better investment opportunities available within the region. Not ideal for luxury market Given the excess valuation and the neighborhood’s lower rating, this property does not align with high-end luxury market standards. Investors targeting luxury buyers might find more suitable options elsewhere. Not ideal for short-term rental The 2.6% gross yield and neighborhood characteristics indicate the property is not an attractive choice for short-term rental strategies. Higher competition and pricing pressures from other accommodations may limit profitability in this segment.
Economic and Tenant Instability The combined economic stability score of 50/100 and tenant stability score of 50/100 indicates a potential risk of tenant turnover and fluctuating rental income due to a lack of reliable economic conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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