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.
2-bedroom, 2-bathroom apartment of 96 m², energy rating A. Located Pombal parish, Pombal municipality, Leiria district. Noteworthy Features: This apartment includes a closed garage and a spacious balcony overlooking a large garden area, enhancing outdoor living and accessibility to nature. Location Details: Just 5 minutes from downtown Pombal.
The valuation. The asking price of €320,000 sits significantly above the fair value of €169,077, indicating an overvaluation of €150,923 (89.3%). This property is overpriced for the current market conditions.
Fair value modelled at €169,077 from 6 comparable sales in the area. Asking €320,000 sits €150,923 (89.3%) above — overpriced versus fair value.
Asking €320,000 versus the Pombal, Pombal, Leiria area baseline of €134,767 (€1,404/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 €134,767, adjusted for condition and micro-location, gives a modelled fair value of €169,077 (€1,761/m²), a €150,923 (89.3%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pombal · 33ba90 | Subject | €320,000 | €3,333 | — | 80 | 53 |
| rua Prof. Ernesto Domingues Tavares, 18 | Active | €135,000 | €3,857 | 15.7% | 78 | 58 |
| Pombal · a807b6 | Active | €135,000 | €3,857 | 15.7% | 78 | 49 |
| avenida Principal Cozinha | Active | €215,000 | €1,792 | 46.2% | 68 | 49 |
| Pombal · a80847 | Active | €225,000 | €1,731 | 48.1% | 75 | 56 |
| Median comp | €175,000 | €2,825 | 15.3% | 77 | 53 |
Long-term rental The 2-bed apartment in Pombal is currently overpriced at €320,000, reflecting a significant gap of 89.3% from its fair value of €169,077. With a gross yield of only 2.4%, this investment strategy is not attractive considering the limited economic stability in the region. Buy-and-hold Investing in this property as a buy-and-hold strategy is less appealing given its substantial overpricing, with the fair value marking a stark difference of nearly 90%. The moderate demand and the relatively low tenant quality in the area further diminish the long-term profitability potential of this asset. Family rental Given the current pricing, the family rental strategy is less viable for this apartment in Pombal, as it sits at 89.3% above its fair value of €169,077. The average neighbourhood rating of 53 out of 100 signals potential challenges in attracting families, detracting from the investment's appeal.
Economic and Tenant Instability Risk The property is exposed to potential volatility due to its economic stability score of 55 and tenant stability score of 56, indicating a higher likelihood of tenant turnover and fluctuating rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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