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, 3-bathroom house of 128 m². Located Colmeias e Memória parish, Leiria municipality, Leiria district. Noteworthy Features: This property is exempt from a usage license due to its pre-1951 registration, offering potential investment benefits and flexibility in renovation planning.
The valuation. The asking price of €260,000 exceeds the fair value of €173,014 by €86,986, a significant 50.3% overvaluation. This indicates that the property is overpriced for its current market position.
Fair value modelled at €173,014 from 6 comparable sales in the area. Asking €260,000 sits €86,986 (50.3%) above — overpriced versus fair value.
Asking €260,000 versus the Colmeias e Memória, Leiria, Leiria area baseline of €214,173 (€1,673/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €214,173, adjusted for condition and micro-location, gives a modelled fair value of €173,014 (€1,352/m²), a €86,986 (50.3%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Colmeias e Memória · ec19c0 | Subject | €260,000 | €2,031 | — | 70 | 46 |
| rua dos Golfeiros, 66 | Active | €450,000 | €1,500 | 26.2% | — | 51 |
| Guia, Ilha e Mata Mourisca · 831761 | Active | €205,000 | €1,331 | 34.5% | 60 | 50 |
| Reguengo do Fetal · a807b2 | Active | €285,000 | €1,048 | 48.4% | 58 | 49 |
| Leiria · 1338eb | Active | €498,000 | €2,184 | 7.5% | 72 | 46 |
| Median comp | €367,500 | €1,416 | 30.3% | 60 | 50 |
Long-term rental The property, listed at €260,000 with a fair value of €173,014, presents a 50.3% gap, indicating it is overpriced. With a gross yield of only 3.9% and a low neighborhood rating of 46/100, this investment could struggle to attract reliable long-term tenants. Family rental Although the house features three bedrooms, the rural location near Leiria and limited amenities might deter families seeking better living conditions. Given its overpriced status at €260,000 compared to the fair value of €173,014, families may find more suitable options in neighborhoods with higher ratings.
Economic Vulnerability The property is at risk due to a low economic stability score of 40/100, indicating potential challenges in the local economy that could affect property value and rental income. Tenant Instability With a tenant stability score of 50/100, there is a moderate risk of tenant turnover, which can lead to increased vacancy rates and loss of rental revenue.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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