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 80 m², built in 2007, energy rating D. Located Évora de Alcobaça parish, Alcobaça municipality, Leiria district. Noteworthy Features: The property includes two wells providing abundant water, ideal for garden maintenance and cultivation, alongside a spacious attic with potential for additional living space.
The valuation. The asking price of €490,000 is significantly above the fair value of €256,390, representing a striking 91.1% premium. As a result, the property is considered overpriced.
Fair value modelled at €256,390 from 6 comparable sales in the area. Asking €490,000 sits €233,610 (91.1%) above — overpriced versus fair value.
Asking €490,000 versus the Évora de Alcobaça, Alcobaça, Leiria area baseline of €194,789 (€2,435/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €194,789, adjusted for condition and micro-location, gives a modelled fair value of €256,390 (€3,205/m²), a €233,610 (91.1%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Évora de Alcobaça · 2fcc0c | Subject | €490,000 | €6,125 | — | 78 | 51 |
| Cela · a6d47e | Active | €359,000 | €3,177 | 48.1% | 80 | 55 |
| Carvalhal Benfeito · 831766 | Active | €545,000 | €3,516 | 42.6% | 72 | 53 |
| Carvalhal Benfeito · a803dc | Active | €545,000 | €3,516 | 42.6% | 72 | 59 |
| Alfeizerão · cc99e5 | Active | €350,000 | €2,632 | 57.0% | 75 | 55 |
| Median comp | €452,000 | €3,347 | 45.4% | 74 | 55 |
Family rental\nThe 2-bed house in Évora de Alcobaça, listed at €490,000, is currently overpriced with a gap of 91.1% against its fair value of €256,390. The gross yield of only 1.3% indicates that it may not generate sufficient return for families seeking rental opportunities in the area, alongside the relatively low neighborhood quality score of 51/100.\n\nLong-term rental\nWhile the property is situated in a mixed urban-rural zone with basic amenities, its listing price exceeds fair value significantly, making it a less attractive long-term rental investment. The modest yield of 1.3% further complicates its appeal for long-term tenants in a market where housing quality is rated at only 80/100 and neighborhood quality at 51/100.\n\nBuy-and-hold\nThe current valuation of €490,000 places this property well above its fair value of €256,390, presenting challenges for a buy-and-hold strategy. With an insufficient gross yield of 1.3% and a neighborhood rating of 51/100, the long-term appreciation prospects seem limited, leading to a less favorable investment outlook.
Economic Vulnerability The property is at risk due to a low economic stability score of 45/100, indicating potential economic challenges that could affect rent and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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