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 penthouse of 145 m² on the 2nd floor, energy rating E. Located Santa Maria, São Pedro e Sobral da Lagoa parish, Óbidos municipality, Leiria district. This penthouse features a generous terrace that enhances outdoor living, and the living room is complemented by a cozy fireplace that adds warmth and character.
The valuation. The asking price of €470,000 is significantly above the fair value of €374,583, reflecting a premium of €95,417 (25.5%). This suggests the property is overpriced in the current market environment.
Fair value modelled at €374,583 from 6 comparable sales in the area. Asking €470,000 sits €95,417 (25.5%) above — overpriced versus fair value.
Asking €470,000 versus the Santa Maria, São Pedro e Sobral da Lagoa, Óbidos, Leiria area baseline of €454,662 (€3,136/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 is below the parish average, reducing 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 €454,662, adjusted for condition and micro-location, gives a modelled fair value of €374,583 (€2,583/m²), a €95,417 (25.5%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santa Maria, São Pedro e Sobral da Lagoa · cc9b81 | Subject | €470,000 | €3,241 | — | 68 | 57 |
| União das freguesias do Bombarral e Vale Covo · 38b80d | Active | €270,000 | €3,293 | 1.6% | 54 | 48 |
| rua Amadeu de Sousa Cardoso, 5 | Active | €240,000 | €2,667 | 17.7% | 70 | 56 |
| Caldas da Rainha - Santo Onofre e Serra do Bouro · 143f6e | Active | €309,900 | €2,817 | 13.1% | 68 | 58 |
| União das freguesias do Bombarral e Vale Covo · 38b743 | Active | €249,000 | €1,858 | 42.7% | 75 | 58 |
| Median comp | €259,500 | €2,742 | 15.4% | 69 | 57 |
Long-term rental This property is overpriced at €470,000, reflecting a significant 25.5% gap compared to its fair value of €374,583. The lack of rental yield and the neighborhood's low rating of 57/100 suggest that tenant demand may be limited, making long-term rental a risky strategy. Buy-and-hold While holding for potential future appreciation, the current listing price of €470,000 indicates the property is overpriced at 25.5% above its fair value of €374,583. With a mediocre condition score of 66/100 and a less vibrant neighborhood, this investment strategy is likely to underperform expectations over the long term.
Economic Volatility Risk The property is at risk due to a low economic stability score of 50/100, indicating potential fluctuations in income that could affect tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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