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 country_house of 80 m², energy rating F. Located Santiago e São Simão de Litém e Albergaria dos Doze parish, Pombal municipality, Leiria district. Noteworthy Features: The property includes a large outdoor barbecue area and offers potential for converting the spacious basement into a garage, enhancing its usability and value.
The valuation. The asking price of €230,000 is significantly above the fair value of €160,909, leaving a discrepancy of €69,091 or 42.9%. This property is overpriced compared to its assessed market value.
Fair value modelled at €160,909 from 6 comparable sales in the area. Asking €230,000 sits €69,091 (42.9%) above — overpriced versus fair value.
Asking €230,000 versus the Santiago e São Simão de Litém e Albergaria dos Doze, Pombal, Leiria area baseline of €133,395 (€1,667/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 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 €133,395, adjusted for condition and micro-location, gives a modelled fair value of €160,909 (€2,011/m²), a €69,091 (42.9%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santiago e São Simão de Litém e Albergaria dos Doze · 53cdb1 | Subject | €230,000 | €2,875 | — | 60 | 59 |
| Santiago e São Simão de Litém e Albergaria dos Doze · ec1896 | Active | €180,000 | €2,250 | 21.7% | 76 | 50 |
| rua da Igreja | Active | €200,000 | €1,399 | 51.4% | 70 | 59 |
| Santiago e São Simão de Litém e Albergaria dos Doze · 83187e | Active | €550,000 | €9,167 | 218.8% | 12 | 58 |
| rua do Centro | Active | €599,000 | €2,465 | 14.3% | — | 52 |
| Median comp | €375,000 | €2,358 | 18.0% | 70 | 55 |
Long-term rental The property is overpriced at €230,000 compared to its fair value of €160,909, reflecting a significant gap of 42.9%. With a gross yield of just 2.6%, the investment prospects for long-term rental income are diminished. Family rental Given the current market conditions and a fair value substantially lower than the listing price, the property fails to present a compelling option for family rental. The 2-bed layout may appeal to families, but with a yield of only 2.6%, it does not offer the financial incentive needed for success in this segment. Value-add renovation This property stands out as a potential candidate for value-add renovation; however, its current asking price is 42.9% higher than its fair value. The moderate condition rating of 59/100 suggests that substantial investment would be necessary, yet the existing overpricing reduces the attractiveness of this strategy.
Economic Challenge The economic stability score of 60/100 indicates a moderate risk of fluctuations in property value due to underlying economic issues.
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