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 105 m² on the 1st floor, built in 1998, energy rating D. Located Coimbrão parish, Leiria municipality, Leiria district. This apartment features two balconies that provide panoramic sea views, enhancing its appeal for coastal living and leisure.
The valuation. The asking price of €255,000 exceeds the fair value of €209,902 by €45,098, representing a 21.5% premium. This property is therefore considered overpriced. Buy-to-flip angle. The resale strategy focuses on making value-added renovations to maximize the appeal and price, catering to buyers looking for modernized features. Quick turnover is essential in this market. Buy-to-let angle. With a current gross yield of 0%, the property poses a challenge for investors seeking rental income. Long-term rental could be viable if the property's condition improves and rental demand increases.
Fair value modelled at €209,902 from 6 comparable sales in the area. Asking €255,000 sits €45,098 (21.5%) above — overpriced versus fair value.
Asking €255,000 versus the Coimbrão, Leiria, Leiria area baseline of €244,904 (€2,332/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 is above the parish average, lifting 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 €244,904, adjusted for condition and micro-location, gives a modelled fair value of €209,902 (€1,999/m²), a €45,098 (21.5%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Coimbrão · 2fca78 | Subject | €255,000 | €2,429 | — | 66 | 46 |
| Coimbrão · f10be7 | Active | €145,000 | €2,164 | 10.9% | 64 | 51 |
| Marinha Grande · 1339ce | Active | €199,900 | €1,834 | 24.5% | 70 | 58 |
| avenida dos Pescadores | Active | €239,000 | €2,626 | 8.1% | 74 | 48 |
| Guia, Ilha e Mata Mourisca · 374fbc | Active | €370,000 | €1,754 | 27.8% | 80 | 41 |
| Median comp | €219,450 | €1,999 | 17.7% | 72 | 50 |
Long-term rental The property in Coimbrão is overpriced at €255,000, with a fair value of only €209,902, reflecting a significant 21.5% gap. Given its 0% gross yield and low neighbourhood score of 46/100, it poses challenges for sustainable long-term rental income. Value-add renovation Despite the current listing price being 21.5% above its fair value, potential investors might consider a renovation strategy to improve the property’s condition rating of 65/100. However, the substantial investment required to bridge the valuation gap and the remote location's limited marketability suggests that the property remains overpriced for such strategies.
Low Tenant Retention Risk With a tenant stability score of 50/100, this property may face challenges in maintaining tenant occupancy, potentially leading to increased vacancy rates and lower rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
