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, 3-bathroom house of 237 m², built in 2008, energy rating F. Located Alvaiázere parish, Alvaiázere municipality, Leiria district. A unique 3,000-year-old tree on the property adds unparalleled historical significance, while a fully furnished independent T1 offers versatile living options for guests or rental income.
The valuation. The asking price of €495,000 is significantly above the fair value of €366,943, which indicates an overpriced property by €128,057 (34.9%). This discrepancy raises concerns regarding potential investment returns.
Fair value modelled at €366,943 from 6 comparable sales in the area. Asking €495,000 sits €128,057 (34.9%) above — overpriced versus fair value.
Asking €495,000 versus the Alvaiázere, Alvaiázere, Leiria area baseline of €336,806 (€1,421/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 €336,806, adjusted for condition and micro-location, gives a modelled fair value of €366,943 (€1,548/m²), a €128,057 (34.9%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alvaiázere · 0c056f | Subject | €495,000 | €2,089 | — | 75 | 42 |
| rua de Abiul, 83 | Active | €450,000 | €1,815 | 13.1% | 82 | 51 |
| beco do Barro Branco, 18 | Active | €150,000 | €1,282 | 38.6% | — | 54 |
| Pussos São Pedro · 7cad10 | Active | €190,000 | €909 | 56.5% | 75 | 54 |
| rua do Castelo, 326 | Active | €230,000 | €1,917 | 8.2% | 60 | 58 |
| Median comp | €210,000 | €1,549 | 25.9% | 75 | 54 |
Long-term rental The property is currently overpriced at €495,000, significantly higher than its fair value of €366,943, presenting a gap of 34.9%. With a gross yield of 0% and a neighborhood score of 42/100, investing in long-term rental would not deliver satisfactory returns in this rural area. Family rental At €495,000, this house is priced over what the market supports, with a fair value of only €366,943 and a notable valuation gap of 34.9%. The combination of a low yield and an average neighborhood rating indicates that this property may not be a viable option for family rental investments, especially in a standard educational environment.
Economic Decline Risk The property is at risk due to a low economic stability score of 40/100, which could lead to decreased demand and potential loss of rental income for investors.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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