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.
6-bedroom, 5-bathroom villa of 630 m², built in 1900, energy rating A. Located Foz do Arelho parish, Caldas da Rainha municipality, Leiria district. Noteworthy Features: This villa boasts a unique elevated position with cinematic views across the Óbidos Lagoon and the Atlantic, coupled with extensive private grounds of over 6,000 m².
The valuation. The asking price of €2,520,000 sits significantly above the fair value of €1,798,473, resulting in an overpricing of €721,527, or 40.1%. This substantial difference indicates the property is overpriced.
Fair value modelled at €1,798,473 from 6 comparable sales in the area. Asking €2,520,000 sits €721,527 (40.1%) above — overpriced versus fair value.
Asking €2,520,000 versus the Foz do Arelho, Caldas da Rainha, Leiria area baseline of €1,523,807 (€2,419/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €1,523,807, adjusted for condition and micro-location, gives a modelled fair value of €1,798,473 (€2,855/m²), a €721,527 (40.1%) gap versus the €2,520,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Foz do Arelho · 0c05fe | Subject | €2,520,000 | €4,000 | — | 85 | 54 |
| Nadadouro · ee87e7 | Active | €1,250,000 | €3,894 | 2.6% | 84 | 57 |
| rua Engenheiro Paiva e Sousa | Active | €450,000 | €2,571 | 35.7% | 78 | 49 |
| rua Francisco Almeida Grandela, 235 | Active | €2,400,000 | €3,042 | 24.0% | — | 58 |
| Vau · 831523 | Active | €800,000 | €3,960 | 1.0% | 75 | 54 |
| Median comp | €1,025,000 | €3,468 | 13.3% | 78 | 56 |
Long-term rental The 6-bed villa in Foz do Arelho, listed at €2,520,000, is significantly overpriced as the fair value is assessed at €1,798,473, creating a 40.1% gap. With a gross yield of 0% and a neighbourhood rating of 54/100, this property lacks the potential for rental returns against its steep asking price. Buy-and-hold Investing in this property is not advisable, given its high listing price of €2,520,000 compared to a fair value of €1,798,473, indicating it is overpriced by 40.1%. The villa's condition is rated satisfactory at 84/100, but paired with minimal yield and a less favorable neighborhood rating, long-term appreciation prospects are bleak. Family rental While the villa may seem like a suitable option for family rental, its asking price of €2,520,000 far exceeds its fair valuation of €1,798,473, marking it as 40.1% overpriced. Moreover, with a 0% gross yield and an average neighbourhood rating of 54/100, it does not present a viable investment opportunity for family-oriented tenants.
Economic Vulnerability With both economic stability and tenant stability scores at 55/100, the property faces a heightened risk of decreased cash flow and potential vacancy due to market uncertainties.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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