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 house of 346 m², energy rating A. Located on rua da Fonte, 120, Colmeias e Memória parish, Leiria municipality, Leiria district. Noteworthy Features: The property boasts a landscaped garden with diverse fruit trees and a programmable irrigation system, along with a covered outdoor kitchen and a high-quality saltwater pool for luxurious outdoor living.
The valuation. The asking price of €474,000 sits €84,000 (21.5%) above the fair value of €390,000. This property is considered overpriced given its current market conditions.
Fair value modelled at €390,000 from 6 comparable sales in the area. Asking €474,000 sits €84,000 (21.5%) above — overpriced versus fair value.
Asking €474,000 versus the rua da Fonte, 120 area baseline of €198,386 (€573/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €198,386, adjusted for condition and micro-location, gives a modelled fair value of €390,000 (€1,127/m²), a €84,000 (21.5%) gap versus the €474,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Fonte, 120 | Subject | €474,000 | €1,370 | — | 83 | 54 |
| Marrazes e Barosa · a80c20 | Active | €390,000 | €1,931 | 40.9% | 72 | 48 |
| Marrazes e Barosa · a8027d | Active | €390,000 | €1,124 | 18.0% | 78 | 53 |
| Marrazes e Barosa · 83164e | Active | €390,000 | €1,127 | 17.7% | 72 | 49 |
| Marrazes e Barosa · 83176f | Active | €390,000 | €1,127 | 17.7% | 73 | 48 |
| Median comp | €390,000 | €1,127 | 17.7% | 73 | 49 |
Long-term rental This property, priced at €474,000, is significantly above its fair value of €390,000, indicating it is overpriced by 21.5%. Given its 0% gross yield and the neighbourhood rating of 54/100, it lacks the financial incentive for a successful long-term rental strategy. Family rental With a fair value of €390,000 and a listing price of €474,000, this property is overpriced by 21.5%, limiting its attractiveness for family renters. Although the area is generally safe and family-friendly, the economic context and amenities available do not support the inflated asking price. Buy-and-hold At a listing price of €474,000, this property is 21.5% above its fair value, which poses a risk for a buy-and-hold investment strategy. The limited commercial activities and a neighbourhood rating of 54/100 suggest that the appreciation potential may not justify the high investment cost.
Economic Sensitivity With an economic stability score of 55, there is a moderate risk of economic downturns negatively impacting tenant demand and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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