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, 2-bathroom apartment of 91 m² on the 6th floor, built in 1978, energy rating E. Located on rua José Filipe Neto Rebelo, 8, Caldas da Rainha - Nossa Senhora do Pópulo, Coto e São Gregório parish, Caldas da Rainha municipality, Leiria district. Unique Feature: This apartment includes access to a rooftop terrace with stunning views of Caldas da Rainha, providing an exceptional outdoor space for relaxation and enjoyment.
The valuation. The asking price of €249,000 sits €9,925 (4.2%) above the fair value of €239,075, indicating that the property is priced accurately within the current market context. Buy-to-flip angle. A resale strategy focusing on cosmetic updates could enhance appeal and value, aiming for a profitable flip in this modestly priced market. Buy-to-let angle. With an estimated rental income of €934/month and a gross yield of 4.5%, this property is viable for long-term rental, attracting families seeking stable housing in a safe environment.
Fair value modelled at €239,075 from 6 comparable sales in the area. Asking €249,000 sits €9,925 (4.2%) above — overpriced versus fair value.
Asking €249,000 versus the rua José Filipe Neto Rebelo, 8 area baseline of €220,882 (€2,427/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €220,882, adjusted for condition and micro-location, gives a modelled fair value of €239,075 (€2,627/m²), a €9,925 (4.2%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Filipe Neto Rebelo, 8 | Subject | €249,000 | €2,736 | — | 62 | 59 |
| rua Custódio Maldonado Freitas | Active | €280,000 | €2,667 | 2.5% | 70 | 58 |
| rua das Vacarias S / N | Active | €275,000 | €2,778 | 1.5% | — | 63 |
| rua Cidade da Praia, 12 | Active | €295,000 | €2,588 | 5.4% | 70 | 55 |
| Caldas da Rainha - Nossa Senhora do Pópulo, Coto e São Gregório · 5e6410 | Active | €269,000 | €2,402 | 12.2% | 70 | 57 |
| Median comp | €277,500 | €2,628 | 4.0% | 70 | 58 |
Long-term rental This property offers a gross yield of 4.5%, which is competitive given the local rental market dynamics in Caldas da Rainha. While the fair value is slightly below the listing price, making it a balanced investment option, its condition and neighbourhood ratings indicate potential improvements could enhance long-term tenant appeal. Buy-and-hold With a fair value of €239,075 compared to the listing price of €249,000, the investment remains largely neutral, suggesting potential for stable asset appreciation over time. The local economic characteristics and community safety position this property as a reasonable choice for holding onto for future value growth. Family rental Given the 59/100 neighbourhood rating and low crime rates typical of rural Portugal, this apartment is well-suited for family tenants seeking a safe environment. Although it is priced fairly, enhancing the property’s condition could make it more attractive to families looking for longer-term rental options.
Economic and Tenant Instability The property has a low economic stability score of 50 and a tenant stability score of 60, indicating a heightened risk of fluctuating rental income and potential tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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