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 97 m² on the 1st floor, built in 2008, energy rating C. Located Alcobaça e Vestiaria parish, Alcobaça municipality, Leiria district. Noteworthy Features: This apartment features spacious balconies with views of the historic center, enhancing outdoor living and providing a unique charm to its modern design.
The valuation. The asking price of €240,000 is above the fair value of €208,886, indicating that the property is overpriced by €31,114 (14.9%). Such a discrepancy raises concerns about the potential for a return on investment.
Fair value modelled at €208,886 from 6 comparable sales in the area. Asking €240,000 sits €31,114 (14.9%) above — overpriced versus fair value.
Asking €240,000 versus the Alcobaça e Vestiaria, Alcobaça, Leiria area baseline of €176,651 (€1,821/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €176,651, adjusted for condition and micro-location, gives a modelled fair value of €208,886 (€2,153/m²), a €31,114 (14.9%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alcobaça e Vestiaria · a8080b | Subject | €240,000 | €2,474 | — | 72 | 48 |
| Alcobaça e Vestiaria · 5da13b | Active | €240,000 | €2,124 | 14.2% | 70 | 49 |
| Aljubarrota · 38b65d | Active | €244,500 | €2,183 | 11.8% | 70 | 45 |
| Alcobaça e Vestiaria · 38b6ef | Active | €310,000 | €2,348 | 5.1% | 60 | 48 |
| Calvaria de Cima · 5da1cb | Active | €210,000 | €1,382 | 44.2% | 70 | 54 |
| Median comp | €242,250 | €2,154 | 13.0% | 70 | 49 |
Value-add renovation The current pricing of €240,000 suggests an opportunity for a value-add renovation strategy, but the property is being offered at 14.9% above its estimated fair value of €208,886. Given the lower condition score of 76/100, any renovation efforts would likely have to overcome the initial pricing hurdle to yield meaningful returns. Buy-and-hold Investing in this property under a buy-and-hold strategy may yield a gross rental yield of 3.5%, yet the pricing reflects a misalignment with its fair market value, positioning it as overpriced. With the economic context primarily rooted in agriculture and limited growth prospects, long-term appreciation may not justify the current asking price of €240,000.
Low Economic Stability With an economic stability score of 40/100, there is a significant risk of fluctuating market conditions affecting tenant demand and property values.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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