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, 1-bathroom apartment of 100 m² on the 3rd floor, built in 1980. Located Marrazes e Barosa parish, Leiria municipality, Leiria district. Noteworthy features: The apartment boasts a spacious balcony with unobstructed views, enhancing its appeal for relaxation and outdoor enjoyment in a quiet residential area of Leiria.
The valuation. The asking price of €249,500 sits €12,128 (5.1%) above the fair value of €237,372, indicating that while the property is reasonably priced, it is not an exceptional investment opportunity.
Fair value modelled at €237,372 from 6 comparable sales in the area. Asking €249,500 sits €12,128 (5.1%) above — overpriced versus fair value.
Asking €249,500 versus the Marrazes e Barosa, Leiria, Leiria area baseline of €196,276 (€1,963/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €196,276, adjusted for condition and micro-location, gives a modelled fair value of €237,372 (€2,374/m²), a €12,128 (5.1%) gap versus the €249,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Marrazes e Barosa · 831309 | Subject | €249,500 | €2,495 | — | 75 | 53 |
| Marrazes e Barosa · 38b7f9 | Active | €265,000 | €2,548 | 2.1% | 78 | 50 |
| rua do Prazo | Active | €250,000 | €2,976 | 19.3% | 64 | 43 |
| Marrazes e Barosa · 38b70f | Active | €350,000 | €2,083 | 16.5% | 80 | 49 |
| Marrazes e Barosa · 38b6dd | Active | €347,500 | €2,199 | 11.8% | 75 | 43 |
| Median comp | €306,250 | €2,374 | 4.9% | 77 | 46 |
Long-term rental The property presents a gross yield of 3.7%, which could offer reasonable returns in the long run, albeit limited by the neighborhood's average score of 53/100. Given the fair valuation of €249,500 against the estimated fair value of €237,372, this investment does not present substantial upside potential but may still provide steady rental income. Buy-and-hold With a fair value verdict, the property holds its value fairly well and could remain stable in the long-term investment horizon. However, the relatively low yield and lack of economic diversification in the area make it a conservative choice for an investor looking for future appreciation. Value-add renovation Potential renovations could enhance the overall condition score from 78/100, but the current value positioning indicates limited room for significant appreciation post-renovation. The modest gap against fair value means that any investment in upgrades may not yield a desirable return, given the property’s fair valuation status. Not ideal for: The property is not suited for the luxury market, short-term vacation rentals, or student housing due to its fair valuation and lack of appealing neighborhood attributes.
Economic Vulnerability The economic stability score of 50 out of 100 indicates a heightened risk of fluctuations in the local economy that could impact tenant retention and property value. Instabilidade Económica A pontuação de estabilidade económica de 50 em 100 indica um risco elevado de flutuações na economia local que podem afetar a retenção de inquilinos e o valor da propriedade.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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