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 104 m² on the 2nd floor, energy rating D. Located Marrazes e Barosa parish, Leiria municipality, Leiria district. Noteworthy Features: This property offers a unique income potential with a fully equipped T1 attic apartment, currently rented at €450/month, alongside a modern T3 living space.
The valuation. The asking price of €265,000 sits slightly below the fair value of €269,004, suggesting a fair valuation with a minor discrepancy of €4,004 (1.5%). This positions the property reasonably within the market.
Fair value modelled at €269,004 from 6 comparable sales in the area. Asking €265,000 sits €4,004 (1.5%) below — the upside to fair value.
Asking €265,000 versus the Marrazes e Barosa, Leiria, Leiria area baseline of €244,451 (€2,350/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €244,451, adjusted for condition and micro-location, gives a modelled fair value of €269,004 (€2,587/m²), a €4,004 (1.5%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Marrazes e Barosa · 38b7f9 | Subject | €265,000 | €2,548 | — | 78 | 50 |
| rua do Prazo | Active | €250,000 | €2,976 | 16.8% | 64 | 43 |
| Leiria · 143fa3 | Active | €290,000 | €2,197 | 13.8% | 50 | 48 |
| Marrazes e Barosa · aff4cd | Active | €345,000 | €3,080 | 20.9% | — | 48 |
| rua Afonso de Albuquerque, 12 | Active | €675,000 | €3,375 | 32.5% | 74 | 48 |
| Median comp | €317,500 | €3,028 | 18.8% | 64 | 48 |
Long-term rental This property offers a gross yield of 3.3%, which aligns with typical expectations for the Marrazes e Barosa area, but it does not provide significant financial upside. Given the fair valuation of €265,000 compared to the fair value of €269,004, the investment may generate stable rental income without excessive risk. Buy-and-hold With a fair evaluation of the property, it presents a stable investment option for those looking to hold it for the long term in a semi-rural area. However, the limited neighborhood score of 50/100 indicates potential challenges in appreciation over time. Value-add renovation While the property is in reasonable condition at a score of 75/100, significant renovation efforts may not yield a substantial increase in value due to the minimal gap against fair value. The current fair market status suggests that any investment in value-add renovations could lead to diminishing returns. Not ideal for Student housing, Luxury market, Short-term vacation rental are not recommended strategies for this property due to its detrimental neighborhood score and average condition, limiting its attractiveness for those markets.
Economic Decline Risk With an economic stability score of 40/100, there is a significant risk of declining property values due to market instability. Tenant Instability Risk A tenant stability score of 50/100 suggests a higher probability of tenant turnover, which could lead to increased vacancy rates and decreased cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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