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, 1-bathroom apartment of 55 m² on the 1st floor, built in 1977, energy rating D. Located on rua William Beckford, Nazaré parish, Nazaré municipality, Leiria district. Noteworthy Feature: The apartment boasts a charming balcony ideal for outdoor barbecues, enhancing the coastal living experience just minutes from the beach.
The valuation. The asking price of €255,000 is significantly above fair value, which is estimated at €199,849, resulting in an overpricing of €55,151 (27.6%). This indicates a property that is not priced competitively in the current market.
Fair value modelled at €199,849 from 6 comparable sales in the area. Asking €255,000 sits €55,151 (27.6%) above — overpriced versus fair value.
Asking €255,000 versus the rua William Beckford area baseline of €170,233 (€3,095/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €170,233, adjusted for condition and micro-location, gives a modelled fair value of €199,849 (€3,634/m²), a €55,151 (27.6%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua William Beckford | Subject | €255,000 | €4,636 | — | 74 | 47 |
| rua António Carvalho Laranjo, 16 | Active | €320,000 | €6,400 | 38.0% | 72 | 54 |
| Nazaré · a4672c | Active | €275,000 | €3,056 | 34.1% | 68 | 52 |
| Nazaré · 831124 | Active | €379,000 | €3,267 | 29.5% | 75 | 52 |
| Nazaré · a80908 | Active | €240,000 | €4,000 | 13.7% | — | 56 |
| Median comp | €297,500 | €3,634 | 21.6% | 72 | 53 |
Long-term rental The current pricing of the apartment at €255,000 reflects a 27.6% premium over the fair value, making it a less attractive investment for long-term rental. With a yield of only 3.7% and an unfavorable neighborhood score of 47/100, investors should proceed with caution. Value-add renovation Although the property offers potential for value-add renovations due to its condition rating of 78/100, the significant gap to fair value indicates it is overpriced at the current listing. Investing in improvements may not yield the desired financial return when considering the 27.6% markup. Family rental While Nazaré's tourism appeal can attract families, the apartment's 27.6% excess cost compared to fair value suggests it is overpriced for a family rental strategy. The less favorable neighborhood rating also raises concerns about the sustainability of demand for family housing in the area.
Economic Vulnerability The low economic stability score of 40/100 indicates a potential risk of declining property values and rental income due to adverse market conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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