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.
2-bedroom, 1-bathroom house of 80 m², built in 1937, energy rating D. Located Bárrio parish, Alcobaça municipality, Leiria district. Noteworthy Features: This property includes a second house for restoration, ideal for creating additional accommodation or enhancing investment value, along with a large plot partially classified as urban mesh.
The valuation. The asking price of €297,000 is significantly above the fair value of €150,081, placing it at 97.9% above fair value. This property is undeniably overpriced according to market analysis.
Fair value modelled at €150,081 from 6 comparable sales in the area. Asking €297,000 sits €146,919 (97.9%) above — overpriced versus fair value.
Asking €297,000 versus the Bárrio, Alcobaça, Leiria area baseline of €158,463 (€1,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 47/100 is below the parish average, reducing 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 €158,463, adjusted for condition and micro-location, gives a modelled fair value of €150,081 (€1,876/m²), a €146,919 (97.9%) gap versus the €297,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Bárrio · 16254c | Subject | €297,000 | €3,713 | — | 40 | 56 |
| rua Vale da Pereira, 2 | Active | €160,000 | €1,280 | 65.5% | 20 | 56 |
| Bárrio · cc9b29 | Active | €409,000 | €2,392 | 35.6% | 70 | 59 |
| rua 11 de Novembro, 5 | Active | €340,000 | €1,700 | 54.2% | — | 57 |
| Bárrio · 5da16f | Active | €409,000 | €1,555 | 58.1% | — | 49 |
| Median comp | €374,500 | €1,628 | 56.2% | 45 | 57 |
Long-term rental Despite the potential for steady cash flow, the current gross yield of 2.9% does not justify the significant gap of 97.9% from fair value, indicating that the investment is overpriced. With the neighborhood rating at 56/100 and a property condition score of only 47/100, this property may struggle to attract quality tenants in the long run. Value-add renovation While renovations could enhance the property’s appeal and potentially increase rent, the initial purchase price is excessively high compared to the fair market value of €150,081. Given its current condition and neighborhood ratings, any financial upside might be overshadowed by the inherent risk of overpaying in an already overpriced market. Not ideal for: Student housing, Luxury market The demographic profile in Bárrio, Alcobaça, suggests that this property may not be suitable for student housing, which could limit rental demand. Additionally, the house's attributes do not align with the expectations of the luxury market, further complicating its investment appeal.
Economic Vulnerability The property faces a significant risk due to an economic stability score of 45/100, indicating potential fluctuations in income and employment in the area.
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