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 130 m² on the 1st floor, built in 1991, energy rating E. Located Pombal parish, Pombal municipality, Leiria district. Noteworthy Features: This apartment includes double-glazed windows for enhanced thermal and acoustic insulation, along with built-in wardrobes in each bedroom to maximize storage space.
The valuation. The asking price of €225,000 is significantly above its fair value of €173,052, resulting in a difference of €51,948 (30.0%). This property is overpriced and may not provide a return commensurate with the investment.
Fair value modelled at €173,052 from 6 comparable sales in the area. Asking €225,000 sits €51,948 (30.0%) above — overpriced versus fair value.
Asking €225,000 versus the Pombal, Pombal, Leiria area baseline of €183,240 (€1,410/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €183,240, adjusted for condition and micro-location, gives a modelled fair value of €173,052 (€1,331/m²), a €51,948 (30.0%) gap versus the €225,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pombal · a80847 | Subject | €225,000 | €1,731 | — | 75 | 56 |
| avenida Francisco Sá Carneiro, 336 | Active | €167,500 | €1,109 | 35.9% | 70 | 50 |
| rua Prof. Ernesto Domingues Tavares, 18 | Active | €135,000 | €3,857 | 122.9% | 78 | 58 |
| Guia, Ilha e Mata Mourisca · 831727 | Active | €205,000 | €1,331 | 23.1% | 65 | 50 |
| Colmeias e Memória · 831371 | Active | €390,000 | €1,814 | 4.8% | — | 50 |
| Median comp | €186,250 | €1,573 | 9.1% | 70 | 50 |
Long-term rental The current gross yield of 4.2% is lower than ideal considering the property is priced 30.0% above its fair value of €173,052, indicating potential difficulties in securing a desirable return on investment. The location's dependence on local commerce, rather than tourism, further limits tenant demand and occupancy rates for long-term rentals. Buy-and-hold Holding this property could result in negative cash flow due to its overpriced status at €225,000, which is significantly above fair market expectations. Given the area's limited growth and amenities, long-term appreciation may not match the initial investment assumptions, making it a less attractive option for buy-and-hold strategies.
Economic Vulnerability With an economic stability score of 50/100, there is a risk that fluctuating market conditions could negatively impact property value and tenant demand.**
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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