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.
4-bedroom, 4-bathroom house of 340 m², built in 2026. Located Abiul parish, Pombal municipality, Leiria district. Noteworthy Features: The property includes a spacious basement with integrated bathrooms in both the garage and storage area, providing added convenience and functionality for daily living. Extra Features: A barbecue area on the balcony offers stunning views of the pool and garden, enhancing outdoor leisure experiences.
The valuation. The asking price of €450,000 sits €58,697 or 15.0% above its fair value of €391,303, indicating that the property is overpriced. Investors should consider this discrepancy before making a decision.
Fair value modelled at €391,303 from 6 comparable sales in the area. Asking €450,000 sits €58,697 (15.0%) above — overpriced versus fair value.
Asking €450,000 versus the Abiul, Pombal, Leiria area baseline of €379,420 (€1,116/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €379,420, adjusted for condition and micro-location, gives a modelled fair value of €391,303 (€1,151/m²), a €58,697 (15.0%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Abiul · 2fcd3c | Subject | €450,000 | €1,324 | — | 72 | 58 |
| rua da Gabriela, 13 | Active | €455,000 | €1,315 | 0.6% | 72 | 49 |
| Pelariga · 80014d | Active | €440,000 | €1,375 | 3.9% | 73 | 52 |
| Chão de Couce · 5e636c | Active | €300,000 | €962 | 27.4% | 60 | 46 |
| rua da Amieira, 17 | Active | €298,000 | €987 | 25.4% | 72 | 48 |
| Median comp | €370,000 | €1,151 | 13.0% | 72 | 49 |
Long-term rental The property in Abiul is overpriced at €450,000 compared to its fair value of €391,303, indicating a 15.0% gap that diminishes any potential return on investment. With a gross yield of 0% and a local neighbourhood score of 58/100, long-term rental prospects appear weak amidst the rural economic backdrop. Buy-and-hold Acquiring this 4-bed house for €450,000 may not be a sound buy-and-hold strategy given its fair market value of only €391,303, reflecting a 15.0% premium that undermines future appreciation potential. The property's condition score of 78/100 does not sufficiently compensate for its overpriced status in a neighbourhood characterized by basic amenities and limited economic vitality.
Economic Vulnerability The economic stability score of 45/100 indicates a higher risk of economic downturns, which could lead to decreased demand for rental properties in the area.**
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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