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 65 m², built in 1937, energy rating E. Located Bárrio parish, Alcobaça municipality, Leiria district. Property Highlights: The property includes a sizable loft with high ceilings, ideal for conversion into a functional living space or a studio, enhancing its overall value and utility.
The valuation. The asking price of €249,500 is significantly higher than the fair value of €162,431, representing an overpricing of €87,069 (53.6%). Investors should approach this property with caution due to its inflated valuation. Buy-to-flip angle. A buy-to-flip strategy would focus on improving the property’s aesthetics through minor upgrades, potentially increasing its resale value well above the current asking price. However, the extensive investment required to upgrade the dated materials may limit profit margins. Buy-to-let angle. The estimated monthly rental income of €936 offers a gross yield of approximately 4.5%, making it a reasonable option for long-term family rentals. However, the mixed neighborhood rating may influence tenant demand.
Fair value modelled at €162,431 from 6 comparable sales in the area. Asking €249,500 sits €87,069 (53.6%) above — overpriced versus fair value.
Asking €249,500 versus the Bárrio, Alcobaça, Leiria area baseline of €140,848 (€2,167/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 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 €140,848, adjusted for condition and micro-location, gives a modelled fair value of €162,431 (€2,499/m²), a €87,069 (53.6%) gap versus the €249,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Bárrio · ee8828 | Subject | €249,500 | €3,838 | — | 60 | 60 |
| Bárrio · 16254c | Active | €297,000 | €3,713 | 3.3% | 40 | 56 |
| Bárrio · a80a43 | Active | €430,000 | €2,606 | 32.1% | 72 | 55 |
| rua da Galega | Active | €355,000 | €2,052 | 46.5% | 75 | 55 |
| Cela · a6d47e | Active | €359,000 | €3,177 | 17.2% | 80 | 55 |
| Median comp | €357,000 | €2,892 | 24.7% | 74 | 55 |
Long-term rental The current listing price of €249,500 reflects a significant 53.6% gap over the fair value of €162,431, indicating that this property is overpriced for a long-term rental strategy. While the gross yield of 4.5% is decent, the higher-than-expected acquisition cost may not support long-term income stability. Family rental At €249,500, this 3-bed house is overpriced compared to the fair value of €162,431, which suggests that it may not attract families looking for value in their rental choices. Additionally, with the property condition rated at 56/100 and a neighborhood score of 60/100, potential family tenants might be deterred by the higher costs and average living conditions.
Economic Vulnerability With an economic stability score of 55/100, there is a heightened risk of economic downturns affecting rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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