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.
3-bedroom, 2-bathroom house of 140 m². Located on rua D Dinis, 26, Pataias e Martingança parish, Alcobaça municipality, Leiria district. Noteworthy Features: This property includes two independent, fully renovated apartments with a profitable Local Accommodation license, offering high rental income potential just five minutes from the beach.
The valuation. The asking price of €350,000 sits €70,460 (25.2%) above the fair value of €279,540. This property is overpriced given the current market conditions.
Fair value modelled at €279,540 from 6 comparable sales in the area. Asking €350,000 sits €70,460 (25.2%) above — overpriced versus fair value.
Asking €350,000 versus the rua D Dinis, 26 area baseline of €214,937 (€1,535/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €214,937, adjusted for condition and micro-location, gives a modelled fair value of €279,540 (€1,997/m²), a €70,460 (25.2%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua D Dinis, 26 | Subject | €350,000 | €2,500 | — | 74 | 54 |
| avenida Vitor Gallo, 129 | Active | €439,900 | €1,635 | 34.6% | 72 | 50 |
| rua Dom Dinis, 9 | Active | €295,000 | €1,093 | 56.3% | 75 | 52 |
| Maceira · 57f7ed | Active | €155,000 | €1,462 | 41.5% | 72 | 52 |
| rua do Robotim S / N | Active | €230,000 | €2,473 | 1.1% | 72 | 43 |
| Median comp | €262,500 | €1,549 | 38.1% | 72 | 51 |
Long-term rental This property is overpriced at €350,000 compared to its fair value of €279,540, resulting in a 25.2% gap, which suggests a lack of investment appeal for long-term rental. With a gross yield of 0% and a neighbourhood score of only 54/100, the potential for consistent rental income is severely limited. Value-add renovation While some might consider value-add renovations to increase property appeal, the current listing price indicates that the property is overpriced, creating a substantial hurdle for any renovation investments. The 76/100 condition rating does offer some promise, but substantial financial outlay would be necessary to bring this property in line with market expectations amidst limited local amenities and economic activity.
Economic and Tenant Volatility The property may experience fluctuating income and vacancy risks due to its low economic stability score of 55 and tenant stability score of 55, indicating potential challenges in maintaining consistent rental income and tenant 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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