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 house of 92 m², built in 1983, energy rating D. Located on rua 31 de Janeiro, 17, Pombal parish, Pombal municipality, Leiria district. Unique Feature: The property includes a separate T1 unit with an independent entrance, ideal for rental income or accommodating guests, enhancing its investment potential.
The valuation. The property is listed at €180,000, significantly above its fair value of €134,602, resulting in an overpricing of €45,398 (33.7%). This discrepancy indicates that the current asking price does not represent a prudent investment opportunity.
Fair value modelled at €134,602 from 6 comparable sales in the area. Asking €180,000 sits €45,398 (33.7%) above — overpriced versus fair value.
Asking €180,000 versus the rua 31 de Janeiro, 17 area baseline of €130,619 (€1,420/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 52/100 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 €130,619, adjusted for condition and micro-location, gives a modelled fair value of €134,602 (€1,463/m²), a €45,398 (33.7%) gap versus the €180,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 31 de Janeiro, 17 | Subject | €180,000 | €1,957 | — | 55 | 57 |
| Pombal · a8076d | Active | €630,000 | €3,316 | 69.5% | 60 | 49 |
| rua da Gabriela, 13 | Active | €455,000 | €1,315 | 32.8% | 72 | 49 |
| Pombal · e835ef | Active | €330,000 | €1,174 | 40.0% | 73 | 53 |
| Pombal · 3a7386 | Active | €427,000 | €998 | 49.0% | 70 | 57 |
| Median comp | €441,000 | €1,245 | 36.4% | 71 | 51 |
Long-term rental The property in Pombal is overpriced, with a current listing of €180,000 that exceeds its fair value of €134,602 by 33.7%. Additionally, the lack of rental yield and moderate neighborhood ratings suggest limited appeal for long-term tenants. Buy-and-hold With a fair value significantly below the listing price, this property does not present a compelling opportunity for buy-and-hold investors, given its status as overpriced. The combination of a 0% gross yield and an average condition score further diminishes its attractiveness as a long-term investment. Family rental As an overpriced option at €180,000, the property is unlikely to attract families looking for rental homes, especially considering its low yield and neighborhood scores. The limited amenities and educational resources in the area may also deter potential family tenants from considering this property for rental purposes.
Economic Instability Risk The property faces a significant risk due to low economic stability at a score of 50/100, which could lead to potential declines in property values and rental demand. Tenant Instability Risk With a tenant stability score of 60/100, there is an increased danger of turnover and vacancy, impacting consistent cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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