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 108 m², built in 2009, energy rating C. Located São Martinho do Porto parish, Alcobaça municipality, Leiria district. This apartment features a large 30.90 m² terrace with a built-in barbecue, ideal for outdoor entertaining, and is part of a well-maintained gated community with swimming pool.
The valuation. The asking price of €380,000 significantly exceeds the fair value of €227,899, creating an overvaluation of €152,101 (66.7%). This disparity indicates that the property is overpriced and may deter potential buyers.
Fair value modelled at €227,899 from 6 comparable sales in the area. Asking €380,000 sits €152,101 (66.7%) above — overpriced versus fair value.
Asking €380,000 versus the São Martinho do Porto, Alcobaça, Leiria area baseline of €190,894 (€1,768/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €190,894, adjusted for condition and micro-location, gives a modelled fair value of €227,899 (€2,110/m²), a €152,101 (66.7%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Martinho do Porto · a80a02 | Subject | €380,000 | €3,519 | — | 74 | 54 |
| rua Comandante Alves | Active | €249,800 | €2,230 | 36.6% | 78 | 54 |
| estrada da Nazaré | Active | €199,000 | €1,990 | 43.4% | 72 | 57 |
| Median comp | €224,400 | €2,110 | 40.0% | 75 | 56 |
Long-term rental With a fair value of €227,899, the apartment at €380,000 presents a significant gap and is priced 66.7% over fair value, suggesting it may not yield desirable returns in a long-term rental strategy. This is compounded by a modest gross yield of 3.1% and a low neighbourhood score of 54/100, indicating that tenant demand may be limited in this suburban area. Buy-and-hold The buy-and-hold strategy appears less viable for this apartment, given that it is overpriced at €380,000 compared to a fair value of €227,899, representing a 66.7% premium. Moreover, low economic activity and average neighbourhood amenities further diminish the potential appreciation and long-term profitability of this investment. Not ideal for: Luxury market, Short-term vacation rental
Low Tenant Stability Risk Given the tenant stability score of 50/100, there may be challenges in maintaining long-term tenants, which could lead to increased vacancy rates and fluctuations in rental income.
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