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 house of 252 m², energy rating A+. Located Alvaiázere parish, Alvaiázere municipality, Leiria district. Noteworthy Features: The property includes two independent guest annexes ensuring total privacy for visitors, along with an extensive organic garden and abundant water supply from a spring. Special Features: Cada anexo independente garante total privacidade para visitantes, com um extenso jardim orgânico e um abundante fornecimento de água de uma nascente.
The valuation. The asking price of €495,000 is significantly above its fair value of €333,699, making it overpriced by €161,301 (48.3%). This suggests a lack of competitive pricing relative to market trends and property condition.
Fair value modelled at €333,699 from 6 comparable sales in the area. Asking €495,000 sits €161,301 (48.3%) above — overpriced versus fair value.
Asking €495,000 versus the Alvaiázere, Alvaiázere, Leiria area baseline of €302,476 (€1,200/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 is below the parish average, reducing 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 €302,476, adjusted for condition and micro-location, gives a modelled fair value of €333,699 (€1,324/m²), a €161,301 (48.3%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alvaiázere · 7cacf9 | Subject | €495,000 | €1,964 | — | 74 | 50 |
| rua Salgueiro da Lomba, 1 | Active | €345,000 | €1,845 | 6.1% | 80 | 48 |
| Ansião · 8315f3 | Active | €290,000 | €1,324 | 32.6% | 75 | 58 |
| Ansião · 831723 | Active | €290,000 | €1,324 | 32.6% | 74 | 49 |
| Ansião · a80843 | Active | €290,000 | €1,324 | 32.6% | 72 | 48 |
| Median comp | €290,000 | €1,324 | 32.6% | 75 | 49 |
Long-term rental The property is overpriced by 48.3%, with a fair value of €333,699 compared to its listing price of €495,000. This significant gap suggests that potential returns from long-term rental income may not justify the investment, especially with a gross yield of 0%. Buy-and-hold Investing in this property under the buy-and-hold strategy is not advisable due to its overvaluation of 48.3%, indicating a significant discrepancy between market expectations and actual value. With the current rental yields at 0% and a fair value of €333,699, the prospects for capital appreciation are limited in this market. Not ideal for luxury market Given that the property is overpriced by 48.3%, it does not align with the expectations of the luxury market, where premium pricing correlates with high demand and exceptional amenities. The lack of urban amenities and a lower neighbourhood score further hinder its appeal to high-end buyers. Not ideal for short-term vacation rental With a 48.3% overpricing and a gross rental yield of 0%, this property is not suited for the short-term vacation rental market. The limited local amenities and lower tenant quality make it challenging to attract vacation rentals at profitable rates.
Economic Volatility Risk The economic stability score of 40/100 indicates a heightened risk of economic fluctuations that could impact rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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