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.
5-bedroom, 3-bathroom house of 400 m², built in 1993, energy rating D. Located on rua de Olivença, 9, Caldas da Rainha - Nossa Senhora do Pópulo, Coto e São Gregório parish, Caldas da Rainha municipality, Leiria district. This property features a well-maintained outdoor pool area complemented by a garden and summer terrace, perfect for outdoor dining and entertaining during sunny days.
The valuation. The asking price of €950,000 is significantly above fair value, which is estimated at €704,265, resulting in an overvaluation of €245,735 (34.9%). This property is not a sound financial investment based on current valuations. Buy-to-flip angle. A potential buy-to-flip strategy hinges on making cosmetic improvements to enhance appeal, targeting a resale price above the asking price to realize profit. However, given the current overvaluation, this strategy poses substantial financial risk. Buy-to-let angle. The rental income strategy suggests potential gross yields of 2.4% at roughly €1,900 per month, appealing to long-term tenants or families seeking quality housing. However, the yield may not be sufficient in line with investment standards in the area.
Fair value modelled at €704,265 from 6 comparable sales in the area. Asking €950,000 sits €245,735 (34.9%) above — overpriced versus fair value.
Asking €950,000 versus the rua de Olivença, 9 area baseline of €583,479 (€1,459/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €583,479, adjusted for condition and micro-location, gives a modelled fair value of €704,265 (€1,761/m²), a €245,735 (34.9%) gap versus the €950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Olivença, 9 | Subject | €950,000 | €2,375 | — | 72 | 57 |
| rua Mártires de Timor S / N | Active | €420,000 | €1,615 | 32.0% | 74 | 55 |
| urbanização Quinta do Pinheiro Manso | Active | €420,000 | €2,625 | 10.5% | 75 | 55 |
| rua Mártires de Timor | Active | €420,000 | €1,615 | 32.0% | 72 | 58 |
| Caldas da Rainha - Nossa Senhora do Pópulo, Coto e São Gregório · 83152c | Active | €385,000 | €1,906 | 19.7% | 75 | 59 |
| Median comp | €420,000 | €1,761 | 25.9% | 75 | 57 |
Long-term rental The property is overpriced at €950,000 compared to the fair value of €704,265, indicating a significant gap of 34.9%. With a gross yield of just 2.4%, this investment may not provide adequate returns over the long term. Family rental Despite its potential for family rental, the property is priced above its fair value, which could limit its appeal to prospective tenants. Coupled with a neighbourhood rating of 57/100, the property may struggle to attract long-term family rentals at the current price point.
Economic Volatility Risk With an economic stability score of 50/100, there is a heightened risk of fluctuating market conditions that could impact property value and rental income.
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