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 apartment of 101 m² on the 4th floor, built in 1993, energy rating C. Located Leiria parish, Leiria municipality, Leiria district. Noteworthy Features: The apartment offers a rooftop terrace with unobstructed views of the Castle of Leiria, ensuring privacy and a unique outdoor lifestyle not often found in urban settings.
The valuation. The asking price of €325,000 is significantly above the fair value of €237,869, representing an excessive premium of €87,131 (36.6%). This property can thus be characterized as overpriced. Buy-to-flip angle. A resale strategy could capitalize on minor cosmetic updates to enhance appeal, targeting a resale that courts buyers looking for modern aesthetics, potentially increasing market interest. Buy-to-let angle. With an estimated gross yield of 2.6% and monthly rental income around €704, the buy-to-let strategy emphasizes stability while navigating an increasingly competitive rental landscape, albeit in a neighbourhood rated 48/100 for desirability.
Fair value modelled at €237,869 from 6 comparable sales in the area. Asking €325,000 sits €87,131 (36.6%) above — overpriced versus fair value.
Asking €325,000 versus the Leiria, Leiria, Leiria area baseline of €193,117 (€1,912/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €193,117, adjusted for condition and micro-location, gives a modelled fair value of €237,869 (€2,355/m²), a €87,131 (36.6%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Leiria · 133b55 | Subject | €325,000 | €3,218 | — | 80 | 48 |
| Marrazes e Barosa · 38b70f | Active | €350,000 | €2,083 | 35.3% | 80 | 49 |
| Parceiros e Azoia · 828f1e | Active | €299,000 | €2,182 | 32.2% | 75 | 47 |
| urbanização Vale Grande | Active | €319,000 | €2,215 | 31.2% | 75 | 47 |
| Marrazes e Barosa · 831309 | Active | €249,500 | €2,495 | 22.5% | 75 | 53 |
| Median comp | €309,000 | €2,199 | 31.7% | 75 | 48 |
Long-term rental With a gross yield of only 2.6% and a fair value gap of 36.6%, investing in this property for long-term rental is not advisable. The low neighborhood score of 48/100 suggests limited tenant quality and potential rental demand. Value-add renovation While renovations can improve property value, the current listing price is 36.6% above fair value, indicating that immediate returns may not justify the investment. Additionally, the region's economic and amenities limitations could hinder attracting higher-end tenants post-renovation. Not ideal for luxury market Given the property's high listing price relative to its fair value and the neighborhood's score of 48/100, this property is not suitable for the luxury market. The lack of top-tier amenities and tenant quality further reinforces this conclusion. Not ideal for student housing The lower urban density and potential lack of international schools make this property a poor choice for student housing investment. Coupled with its overpriced listing, the potential for steady occupancy is significantly compromised.
Economic and Tenant Instability Risk With an economic stability score of 45/100 and tenant stability score of 50/100, there is a heightened risk of fluctuating rental income and potential vacancies due to the unstable economic environment and average tenant retention rates.
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