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 102 m², built in 1970, energy rating E. Located Vila Facaia parish, Pedrógão Grande municipality, Leiria district. This property includes a substantial outdoor area with existing ruins, providing a unique opportunity for custom development or expansion projects in a tranquil setting.
The valuation. The asking price of €380,000 is significantly above the fair value of €122,980, making it overpriced by €257,020 or 209.0%. This discrepancy indicates a severe misalignment with the actual market conditions.
Fair value modelled at €122,980 from 6 comparable sales in the area. Asking €380,000 sits €257,020 (209.0%) above — overpriced versus fair value.
Asking €380,000 versus the Vila Facaia, Pedrógão Grande, Leiria area baseline of €105,597 (€1,035/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €105,597, adjusted for condition and micro-location, gives a modelled fair value of €122,980 (€1,206/m²), a €257,020 (209.0%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Vila Facaia · 16252e | Subject | €380,000 | €3,725 | — | 68 | 53 |
| Avelar · a809ca | Active | €300,000 | €1,818 | 51.2% | 65 | 46 |
| Avelar · 83129b | Active | €300,000 | €909 | 75.6% | 70 | 57 |
| Maçãs de Dona Maria · 8312ba | Active | €195,000 | €2,294 | 38.4% | 65 | 52 |
| rua Armando Maria Henriques Carvalho | Active | €107,500 | €717 | 80.8% | 65 | 48 |
| Median comp | €247,500 | €1,364 | 63.4% | 65 | 50 |
Long-term rental The property is overpriced at €380,000, significantly exceeding the fair value of €122,980, representing a 209.0% gap. With a gross yield of 0% and a low neighborhood rating of 53/100, this investment is unlikely to attract quality long-term tenants in the rural central Portugal market. Family rental Given its high listing price and fair value disparity, the property is not positioned as a favorable option for family rentals. The 72/100 condition rating might attract some interest, but the significant price gap severely limits potential returns in this agricultural area with basic amenities.
[Economic Instability Risk] With an economic stability score of 45/100, the property may face challenges such as declining local job markets, making it vulnerable to tenant turnover and reduced 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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