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.
2-bedroom, 1-bathroom apartment of 88 m² on the 1st floor, built in 1982, energy rating C. Located on rua Doutor Francisco Sá Carneiro, Nadadouro parish, Caldas da Rainha municipality, Leiria district. Noteworthy Features: The apartment features both a balcony accessible from the living room and bedrooms, enhancing outdoor space and natural light, coupled with modern quality finishes from a 2023 renovation.
The valuation. The asking price of €270,000 is positioned 10.3% above the fair value of €244,741, indicating a fair valuation. This suggests that while the price reflects quality, it does not represent a bargain for investors.
Fair value modelled at €244,741 from 6 comparable sales in the area. Asking €270,000 sits €25,259 (10.3%) above — overpriced versus fair value.
Asking €270,000 versus the rua Doutor Francisco Sá Carneiro area baseline of €221,377 (€2,516/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 is below the parish average, reducing 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 €221,377, adjusted for condition and micro-location, gives a modelled fair value of €244,741 (€2,781/m²), a €25,259 (10.3%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Francisco Sá Carneiro | Subject | €270,000 | €3,068 | — | 75 | 50 |
| Caldas da Rainha - Santo Onofre e Serra do Bouro · 143f6e | Active | €309,900 | €2,817 | 8.2% | 68 | 58 |
| rua General Queirós | Active | €485,000 | €2,566 | 16.4% | — | 49 |
| rua Nicolau Breyner, 5 | Active | €499,000 | €3,752 | 22.3% | 85 | 59 |
| rua Engenheiro Luís de Paiva e Sousa, 39 | Active | €971,827 | €3,872 | 26.2% | — | 56 |
| Median comp | €492,000 | €3,285 | 7.1% | 77 | 57 |
Buy-and-hold The property is currently listed at €270,000, which represents a fair value assessment of €244,741, resulting in a 10.3% gap. Given its 0% gross yield and condition rating of 77/100, the investment does not provide compelling long-term growth in a local market with a housing quality index of 50/100. Long-term rental With the property valued fairly at €244,741 and a listing price of €270,000, the potential for robust long-term rental returns is limited. The combination of a 0% gross yield and an average neighborhood score indicates it may struggle to attract tenants in the long run.
Low Stability Risk With an economic stability score of 45/100 and a tenant stability score of 50/100, there is a heightened risk of economic fluctuations leading to potential vacancy and income loss.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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