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, 0-bathroom house of 171 m², energy rating D. Located Bárrio parish, Alcobaça municipality, Leiria district. Noteworthy Features: The property includes 1,000 m² of rustic land integrated into urban soil, offering exceptional potential for future development such as a pool or garden. Location: Just 10 minutes from Alcobaça, near essential services and beaches.
The valuation. The asking price of €409,000 is significantly above the fair value of €319,190, indicating an overpriced property by €89,810 (28.1%). This discrepancy suggests caution for potential investors seeking value.
Fair value modelled at €319,190 from 6 comparable sales in the area. Asking €409,000 sits €89,810 (28.1%) above — overpriced versus fair value.
Asking €409,000 versus the Bárrio, Alcobaça, Leiria area baseline of €200,379 (€1,172/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €200,379, adjusted for condition and micro-location, gives a modelled fair value of €319,190 (€1,867/m²), a €89,810 (28.1%) gap versus the €409,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Bárrio · cc9b29 | Subject | €409,000 | €2,392 | — | 70 | 59 |
| Bárrio · 5da16f | Active | €409,000 | €1,555 | 35.0% | — | 49 |
| Famalicão · 897e3c | Active | €159,000 | €2,178 | 8.9% | — | 55 |
| Valado dos Frades · 38b737 | Active | €410,000 | €820 | 65.7% | — | 54 |
| rua Professor Arlindo Varela | Active | €429,000 | €1,521 | 36.4% | 68 | 51 |
| Median comp | €409,500 | €1,538 | 35.7% | 68 | 53 |
Long-term rental Given the gap of 28.1% above the fair value, this property is overpriced and may not yield adequate returns for a long-term rental strategy. With a gross yield of only 2.4% and a neighborhood score of 59/100, attracting tenants may be more challenging in this rural setting. Buy-and-hold Investing in this property under a buy-and-hold strategy is risky due to its overpricing compared to the fair value, making financial appreciation unlikely. Coupled with a modest condition score of 75/100, the prospects for long-term value growth seem diminished in this market.
Economic and Tenant Instability The low economic stability score of 45/100 combined with a tenant stability score of 50/100 indicates a significant risk of fluctuations in rental income and potential vacancy issues.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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