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 house of 107 m², built in 1980, energy rating F. Located Arrabal parish, Leiria municipality, Leiria district. Noteworthy Features: This property includes a spacious garage with an automated gate and annexes for storage, enhancing its utility and appeal for family gatherings.
The valuation. The asking price of €272,000 stands at €75,999 (38.8%) above the fair value of €196,001, classifying the property as overpriced. This discrepancy suggests a lack of intrinsic value at the current pricing, warranting cautious consideration by potential investors.
Fair value modelled at €196,001 from 6 comparable sales in the area. Asking €272,000 sits €75,999 (38.8%) above — overpriced versus fair value.
Arrabal, Leiria, Leiria area median of €155,043 (€1,449/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 +€40,958 versus the parish baseline.
Parish baseline €155,043 +€40,958 comparables adjustment = modelled fair value of €196,001 (€1,832/m²), a €75,999 (38.8%) gap versus the €272,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arrabal · 5da246 | Subject | €272,000 | €2,542 | — | 70 | 59 |
| Batalha · 38b611 | Active | €337,000 | €3,179 | 25.1% | 71 | 49 |
| Alvados e Alcaria · fad839 | Active | €250,000 | €1,894 | 25.5% | 67 | 55 |
| São Mamede · 6c08a3 | Active | €175,000 | €1,207 | 52.5% | 68 | 46 |
| São Mamede · 14412e | Active | €275,000 | €2,835 | 11.5% | 70 | 46 |
| Median comp | €262,500 | €2,365 | 7.0% | 69 | 48 |
Long-term rental The property is overpriced with a listing price of €272,000, which is 38.8% above its fair value of €196,001. With a low gross yield of 2.9%, it may not be the best choice for long-term rental investments in the Arrabal neighborhood. Value-add renovation Despite the potential for improvement, this house's current price of €272,000 suggests it is overpriced, presenting a gap of 38.8% from its fair value. Investing in value-add renovations may yield returns, but the initial high cost and lower property condition (68/100) may hinder profitability in the Arrabal area.
Economic and Tenant Instability The property faces potential risk due to an economic stability score of 50/100 and a tenant stability score of 60/100, indicating a challenging rental market and uncertain tenant retention.**
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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