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.
1-bedroom, 1-bathroom apartment of 69 m², built in 2015, energy rating B. Located São Martinho do Porto parish, Alcobaça municipality, Leiria district. Features: The apartment is part of the prestigious CARMONA HOLIDAY APARTMENTS complex, offering a large outdoor swimming pool and beautifully landscaped gardens for residents' enjoyment.
The valuation. The property is listed at €249,000, which is €111,690 (81.3%) above the fair value of €137,310. Consequently, the asking price is significantly overpriced and does not reflect reasonable market conditions.
Fair value modelled at €137,310 from 6 comparable sales in the area. Asking €249,000 sits €111,690 (81.3%) above — overpriced versus fair value.
Asking €249,000 versus the São Martinho do Porto, Alcobaça, Leiria area baseline of €115,256 (€1,670/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €115,256, adjusted for condition and micro-location, gives a modelled fair value of €137,310 (€1,990/m²), a €111,690 (81.3%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Martinho do Porto · 5da250 | Subject | €249,000 | €3,609 | — | 74 | 42 |
| estrada da Nazaré | Active | €199,000 | €1,990 | 44.9% | 72 | 57 |
| Median comp | €199,000 | €1,990 | 44.9% | 72 | 57 |
Buy-and-hold This 1-bed apartment is priced at €249,000, resulting in an overpricing of 81.3% above its fair value of €137,310. The low gross yield of 3.5% combined with a neighborhood rating of 42/100 indicates that long-term returns may be inadequate due to a lack of market appreciation potential. Family rental With its high asking price relative to fair value, this property may struggle to attract long-term family tenants, particularly in a rural area where economic activity is largely agriculture-based. Moreover, the relatively low tenant quality rating adds to the risk of securing reliable rental income over time. Value-add renovation Investing in renovations may not yield a sufficient return on investment given the significant gap between the asking price and its fair value. The property’s current condition rating of 77/100, while decent, does not support a compelling case for extensive upgrades in an overpriced market. Not ideal for Given the economic context of São Martinho do Porto, focusing on the luxury market, short-term rental, or student housing could be misguided and ultimately financially draining. The rural environment and agricultural economy do not provide the necessary demand for these higher-risk rental strategies.
High Vacancy Risk With an economic stability score of 35/100 and a tenant stability score of 45/100, there is a significant risk of high vacancy rates due to the unstable economic environment and unreliable tenant base.
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