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.
7-bedroom, 4-bathroom villa of 288 m², energy rating C. Located Atouguia da Baleia parish, Peniche municipality, Leiria district. This property features a private garden adorned with vibrant bougainvillea, enhancing its charm and creating a serene retreat for guests.
The valuation. The asking price of €590,000 sits significantly above the fair value of €479,173, reflecting an excess of €110,827 or 23.1%. This property is deemed overpriced based on current market analysis.
Fair value modelled at €479,173 from 6 comparable sales in the area. Asking €590,000 sits €110,827 (23.1%) above — overpriced versus fair value.
Asking €590,000 versus the Atouguia da Baleia, Peniche, Leiria area baseline of €328,040 (€1,139/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €328,040, adjusted for condition and micro-location, gives a modelled fair value of €479,173 (€1,664/m²), a €110,827 (23.1%) gap versus the €590,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Atouguia da Baleia · a80895 | Subject | €590,000 | €2,049 | — | 74 | 46 |
| rua de Santo António, 18 | Active | €399,500 | €1,110 | 45.8% | 75 | 56 |
| União das freguesias do Bombarral e Vale Covo · a80722 | Active | €395,000 | €1,646 | 19.7% | 68 | 57 |
| União das freguesias do Bombarral e Vale Covo · 5da2e6 | Active | €395,000 | €1,646 | 19.7% | 70 | 58 |
| Miragaia e Marteleira · be95df | Active | €650,000 | €2,444 | 19.3% | 75 | 59 |
| Median comp | €397,250 | €1,646 | 19.7% | 73 | 58 |
Long-term rental The 7-bed villa in Atouguia da Baleia is overpriced, with a fair value of €479,173 compared to the listing of €590,000, indicating a 23.1% gap. Given the 0% gross yield and a low neighbourhood rating of 46/100, potential long-term rental income is unlikely to justify the investment. Value-add renovation While the condition of the property is rated 76/100, the significant price premium suggests that any potential value-added renovations may not yield sufficient return on investment. The existing valuation and the rural location limit the appeal to buyers who typically seek attractive properties for renovation. Not ideal for: Luxury market, Student housing, Short-term vacation rental
Economic and Tenant Risk The low economic stability score of 40/100 paired with a tenant stability score of 50/100 indicates a potentially unstable investment environment that could affect rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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