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 80 m², built in 2008, energy rating D. Located A dos Negros parish, Óbidos municipality, Leiria district. Noteworthy Features: The apartment offers two private balconies that enhance outdoor living and a dedicated parking space, adding both convenience and exclusivity in a tranquil setting.
The valuation. The asking price of €200,000 sits €4,275 (2.2%) above the fair value of €195,725, indicating the property is fairly priced for its market segment. This position reflects a balanced market expectation.
Fair value modelled at €195,725 from 6 comparable sales in the area. Asking €200,000 sits €4,275 (2.2%) above — overpriced versus fair value.
Asking €200,000 versus the A dos Negros, Óbidos, Leiria area baseline of €200,698 (€2,509/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €200,698, adjusted for condition and micro-location, gives a modelled fair value of €195,725 (€2,447/m²), a €4,275 (2.2%) gap versus the €200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| A dos Negros · a80903 | Subject | €200,000 | €2,500 | — | 72 | 58 |
| rua 13 de Janeiro, 44A | Active | €248,000 | €2,611 | 4.4% | 72 | 56 |
| União das freguesias do Bombarral e Vale Covo · 831369 | Active | €230,000 | €2,091 | 16.4% | 74 | 50 |
| praça da República S / N | Active | €230,000 | €2,091 | 16.4% | 75 | 49 |
| União das Freguesias do Cadaval e Pêro Moniz · 261f06 | Active | €210,000 | €2,283 | 8.7% | 80 | 55 |
| Median comp | €230,000 | €2,187 | 12.5% | 75 | 53 |
Long-term rental The property in A dos Negros, Óbidos, is positioned at a fair value level, highlighting its potential for stable long-term rental demand. However, with a gross yield of 0% and a neighborhood rating of 58/100, long-term profitability may be limited. Buy-and-hold Investing in this apartment as a buy-and-hold strategy may not yield significant returns, given its fair market value status and lack of appreciation potential in the near term. The condition score of 73/100 suggests it may require some maintenance, which could impact overall investment performance. Family rental While the apartment could serve as a family rental opportunity, the fair price indicates a limited upside for long-term residents. The neighborhood's amenities and tenant quality ratings suggest that attracting quality tenant families may present challenges in achieving optimal occupancy rates.
Economic Vulnerability The economic stability score of 52/100 indicates a moderate risk of economic fluctuations impacting rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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