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 house of 113 m², built in 1945. Located Cela parish, Alcobaça municipality, Leiria district. This property features a barbecue area and a tank/pool, complemented by expansive views over the Serra dos Candeeiros, enhancing its outdoor living experience.
The valuation. The asking price of €359,000 exceeds the fair value of €270,903 by €88,097 (32.5%), indicating that the property is overpriced. This discrepancy suggests a misalignment between price expectations and market valuation.
Fair value modelled at €270,903 from 6 comparable sales in the area. Asking €359,000 sits €88,097 (32.5%) above — overpriced versus fair value.
Asking €359,000 versus the Cela, Alcobaça, Leiria area baseline of €221,857 (€1,963/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €221,857, adjusted for condition and micro-location, gives a modelled fair value of €270,903 (€2,397/m²), a €88,097 (32.5%) gap versus the €359,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cela · a6d47e | Subject | €359,000 | €3,177 | — | 80 | 55 |
| rua da Galega | Active | €355,000 | €2,052 | 35.4% | 75 | 55 |
| Bárrio · a80a43 | Active | €430,000 | €2,606 | 18.0% | 72 | 55 |
| Bárrio · 16254c | Active | €297,000 | €3,713 | 16.9% | 40 | 56 |
| rua 11 de Novembro, 5 | Active | €340,000 | €1,700 | 46.5% | — | 57 |
| Median comp | €347,500 | €2,329 | 26.7% | 72 | 56 |
Long-term rental The property is priced 32.5% above its fair value, making it less attractive for securing reliable long-term tenants. With a gross yield of just 3.8%, this investment lacks the financial incentives typically sought in the rental market. Family rental Given its elevated listing price, this house may struggle to appeal to families seeking affordable options in a semi-rural area with limited economic drivers. The combination of the 55/100 neighborhood rating and the home's condition rating of 83/100 further dampens its rental attractiveness for families. Buy-and-hold Although the property seems appealing in size and condition, its significant price premium over fair value puts long-term capital appreciation at risk. Investors may find that the lack of economic drivers and moderate neighborhood quality detracts from the overall investment potential in this buy-and-hold strategy.
Economic Vulnerability The property faces potential financial instability due to a low economic stability score of 50/100, suggesting a challenging market environment that may affect tenant retention 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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