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, 4-bathroom house of 248 m², built in 1982, energy rating F. Located on rua de Abiul, 83, Abiul parish, Pombal municipality, Leiria district. Remarkable Feature: The property includes a heated saltwater swimming pool and automatic irrigation system, enhancing outdoor leisure and garden maintenance in the tranquil countryside setting.
The valuation. The asking price of €450,000 is above the fair value of €406,732 by €43,268 (10.6%). Although it is slightly above fair value, the property holds its worth with quality features.
Fair value modelled at €406,732 from 6 comparable sales in the area. Asking €450,000 sits €43,268 (10.6%) above — overpriced versus fair value.
rua de Abiul, 83 area median of €237,336 (€957/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 +€169,396 versus the parish baseline.
Parish baseline €237,336 +€169,396 comparables adjustment = modelled fair value of €406,732 (€1,640/m²), a €43,268 (10.6%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Abiul, 83 | Subject | €450,000 | €1,815 | — | 82 | 51 |
| largo Bernardino José Monteiro, 1 | Active | €230,000 | €2,421 | 33.4% | — | 45 |
| São Mamede · 6c08a3 | Active | €175,000 | €1,207 | 33.5% | 68 | 46 |
| rua Doctor Magalhaes Pessoa | Active | €338,000 | €1,770 | 2.5% | 74 | 57 |
| Alvados e Alcaria · fad839 | Active | €250,000 | €1,894 | 4.4% | 67 | 55 |
| Median comp | €240,000 | €1,832 | 1.0% | 68 | 51 |
Long-term rental The property in Abiul, Pombal is fairly priced at €450,000 compared to its fair value of €406,732, indicating a 10.6% gap. Given the 0% gross yield and an average neighborhood score of 51/100, it may not provide the stable cash flow desired for long-term rental investments. Buy-and-hold With a market price that closely aligns with its fair value, holding onto this property offers minimal immediate upside for future appreciation. The property’s condition is rated at 85/100, but the average neighborhood might limit long-term capital gains potential. Family rental This property serves as a fair option for family rental, given the strong condition rating of 85/100, despite its pricing being in line with fair value. The neighborhood's lower amenities score of 51/100 suggests that attracting quality family tenants might be challenging in this location.
Economic Fragility Risk The property’s economic stability score of 55/100 indicates a moderate risk due to potential fluctuations in local market conditions that may impact rental demand and property value. Tenant Turnover Risk With a tenant stability score of 50/100, there is a significant concern regarding tenant retention, which can lead to increased vacancy rates and associated 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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