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 135 m², built in 2021, energy rating A+. Located Caldas da Rainha - Santo Onofre e Serra do Bouro parish, Caldas da Rainha municipality, Leiria district. Noteworthy Features: Two well-positioned balconies invite ample sunlight throughout the day, enhancing both comfort and energy efficiency in this vibrant, modern living space.
The valuation. The asking price of €395,000 is substantially above the fair value of €293,222, sitting €101,778 (34.7%) over, which qualifies it as overpriced.
Fair value modelled at €293,222 from 6 comparable sales in the area. Asking €395,000 sits €101,778 (34.7%) above — overpriced versus fair value.
Asking €395,000 versus the Caldas da Rainha - Santo Onofre e Serra do Bouro, Caldas da Rainha, Leiria area baseline of €224,880 (€1,666/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €224,880, adjusted for condition and micro-location, gives a modelled fair value of €293,222 (€2,172/m²), a €101,778 (34.7%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Caldas da Rainha - Santo Onofre e Serra do Bouro · ec1ad3 | Subject | €395,000 | €2,926 | — | 81 | 63 |
| rua Cidade de Abrantes, 56 | Active | €430,000 | €3,496 | 19.5% | 78 | 57 |
| rua São João de Deus | Active | €325,000 | €1,796 | 38.6% | 72 | 49 |
| Caldas da Rainha - Nossa Senhora do Pópulo, Coto e São Gregório · 5da2f0 | Active | €920,000 | €1,874 | 36.0% | 85 | 53 |
| estrada Nacional, 360, 172 | Active | €260,000 | €1,529 | 47.7% | 80 | 53 |
| Median comp | €377,500 | €1,835 | 37.3% | 79 | 53 |
Long-term rental While the property offers a gross yield of 2.9%, it is overpriced at €395,000 compared to a fair value of €293,222, resulting in a significant 34.7% gap. The suburban location may not attract tenants willing to pay premium rates, impacting long-term rental viability. Family rental Despite being in a reasonably safe neighbourhood with a score of 63/100, the property's high price makes it less appealing for families looking for value. Families may prefer more competitively priced options, limiting demand at this price point. Buy-and-hold The buy-and-hold strategy is not ideal in this case due to the property being overpriced, with a fair value indication suggesting a more suitable long-term investment elsewhere. The current valuation presents a risk of stagnated appreciation in the context of the local market trends. Not ideal for Short-term vacation rental, student housing, and the luxury market are not suitable for this property given its overpriced status, with better investment opportunities available in more judiciously valued categories.
Increased Vacancy Risk Tenant stability is low at 60, which may result in higher vacancy rates and potential income loss for the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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