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, 3-bathroom villa of 205 m², energy rating B. Located Vau parish, Óbidos municipality, Leiria district. The property boasts a unique circular architectural design by renowned architect Manuel Graça Dias, featuring a rooftop terrace with a heated saltwater pool and unobstructed 360° vistas.
The valuation. The asking price of €850,000 sits €122,177 (16.8%) above the fair value of €727,823, making this property overpriced. Buyers should consider negotiating substantially below the asking price in order to align with market valuations.
Fair value modelled at €727,823 from 6 comparable sales in the area. Asking €850,000 sits €122,177 (16.8%) above — overpriced versus fair value.
Asking €850,000 versus the Vau, Óbidos, Leiria area baseline of €744,355 (€3,631/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €744,355, adjusted for condition and micro-location, gives a modelled fair value of €727,823 (€3,550/m²), a €122,177 (16.8%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Vau · cc99e1 | Subject | €850,000 | €4,146 | — | 79 | 51 |
| rua Professor Montenegro, 70 | Active | €650,000 | €3,283 | 20.8% | 78 | 53 |
| São Bartolomeu dos Galegos e Moledo · 89e693 | Active | €288,000 | €3,349 | 19.2% | 68 | 54 |
| rua 31 de Janeiro, 7 | Active | €850,000 | €4,293 | 3.5% | 79 | 53 |
| rua Nicolau Breyner, 5 | Active | €499,000 | €3,752 | 9.5% | 85 | 59 |
| Median comp | €574,500 | €3,551 | 14.4% | 79 | 54 |
Long-term rental The 3-bed villa in Vau, Óbidos is currently overpriced, with a fair value of €727,823 compared to the listing price of €850,000, reflecting a 16.8% gap. With a gross yield of only 4.1% and a neighborhood quality score of 51/100, the long-term rental potential is diminished due to economic limitations. Buy-and-hold Buying and holding this property is not advisable as it is priced above fair value, and the estimated value gap indicates a lack of potential for appreciation in the near term. The villa's condition score of 82/100 does not compensate for its inflated price and the low economic activity in the area, which may impede long-term investment gains.
High Economic Risk With an economic stability score of only 40/100, the property is subject to significant risks related to market fluctuations and economic downturns that could impact 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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