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, 2-bathroom apartment of 89 m², built in 2001, energy rating D. Located Bárrio parish, Alcobaça municipality, Leiria district. Noteworthy Features: This apartment emphasizes a seamless indoor-outdoor connection with its full-height glass front, leading to a sunny terrace, ideal for entertaining with stunning sea views.
The valuation. The asking price of €365,000 is significantly above the fair value of €186,093, indicating an overvaluation of €178,907, or 96.1%. This property is considered overpriced in the current market. Buy-to-flip angle. The buy-to-flip strategy would be challenging due to the high asking price relative to fair value and minimal profit margin available after renovations. A resale could be nearly impossible without substantial price reductions. Buy-to-let angle. Given the €365,000 asking price and gross yield of 0%, rental income would not cover investment costs, making buy-to-let strategies unfeasible in the current scenario. Long-term holding could further exacerbate financial liabilities.
Fair value modelled at €186,093 from 6 comparable sales in the area. Asking €365,000 sits €178,907 (96.1%) above — overpriced versus fair value.
Asking €365,000 versus the Bárrio, Alcobaça, Leiria area baseline of €80,874 (€909/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €80,874, adjusted for condition and micro-location, gives a modelled fair value of €186,093 (€2,091/m²), a €178,907 (96.1%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Bárrio · a808af | Subject | €365,000 | €4,101 | — | 72 | 55 |
| rua de Angola S / N | Active | €159,500 | €1,491 | 63.7% | 70 | 48 |
| Alcobaça e Vestiaria · a8080b | Active | €240,000 | €2,474 | 39.7% | 72 | 48 |
| Alcobaça e Vestiaria · 5da13b | Active | €240,000 | €2,124 | 48.2% | 70 | 49 |
| Alcobaça e Vestiaria · 38b6ef | Active | €310,000 | €2,348 | 42.7% | 60 | 48 |
| Median comp | €240,000 | €2,236 | 45.5% | 70 | 48 |
Long-term rental The property’s price of €365,000 is significantly above its fair value of €186,093, resulting in a gap of 96.1%, indicating it is overpriced. With a gross yield of 0% and a neighbourhood rating of only 55/100, long-term rental opportunities are severely constrained and unlikely to yield favorable returns. Buy-and-hold Given the substantial discrepancy between the listing price of €365,000 and the fair value of €186,093, this investment strategy is not advisable as the property is overpriced. The inadequate tenant quality and economic conditions in the area suggest that holding onto the investment would not lead to profitable appreciation. Not ideal for: Luxury market, Student housing
Economic Vulnerability The property faces economic risks due to a low economic stability score of 50/100, indicating potential fluctuations in market conditions that could impact rental income. Tenant Instability With a tenant stability score of 60/100, there is a heightened risk of tenant turnover, which may lead to increased vacancy rates and costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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