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 136 m² on the 1st floor, built in 1989, energy rating D. Located on rua dos Arrabaldes, Monte Real e Carvide parish, Leiria municipality, Leiria district. Noteworthy Features: This apartment includes a cozy living room with a traditional fireplace and an exclusive attic space ideal for storage or potential conversion into a hobby room.
The valuation. The asking price of €235,000 sits €15,913 (7.3%) above the fair value of €219,087. This property is priced appropriately within the current market context.
Fair value modelled at €219,087 from 6 comparable sales in the area. Asking €235,000 sits €15,913 (7.3%) above — overpriced versus fair value.
Asking €235,000 versus the rua dos Arrabaldes area baseline of €233,564 (€1,717/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €233,564, adjusted for condition and micro-location, gives a modelled fair value of €219,087 (€1,611/m²), a €15,913 (7.3%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Arrabaldes | Subject | €235,000 | €1,728 | — | 65 | 53 |
| rua Paulo VI | Active | €185,000 | €1,504 | 13.0% | 65 | 47 |
| rua Principal, 23 | Active | €235,000 | €1,850 | 7.1% | 65 | 51 |
| Marinha Grande · 38b602 | Active | €196,000 | €1,485 | 14.1% | 70 | 53 |
| rua José Diogo Oliveira Junior | Active | €265,000 | €1,710 | 1.1% | 70 | 56 |
| Median comp | €215,500 | €1,607 | 7.0% | 68 | 52 |
Buy-and-hold This 3-bed apartment in Monte Real e Carvide offers a fair market price of €235,000, slightly above the fair value of €219,087, indicating a stable investment with a minimal gap of 7.3%. However, the lack of gross yield at 0% and a neighbourhood quality score of 53/100 suggest limited appreciation potential in the long term. Value-add renovation Investing in this property for value-add renovations may provide an opportunity to enhance its existing condition rated at 62/100, but the current market price reflects a fair valuation rather than a discount. Given the property’s neutral positioning in a medium-sized town, significant upgrades may be necessary to improve its appeal and rental viability in an economically stable area. Not ideal for: This property is not recommended for those targeting the luxury market, as its specifications and neighbourhood score do not align with luxury expectations. Additionally, the apartment is unsuitable for student housing due to its gross yield of 0% and underwhelming local amenities.
Low Economic and Tenant Stability There is a risk associated with the property due to both economic stability and tenant stability scores being low at 55/100, indicating potential challenges in maintaining steady income from tenants and overall economic 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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