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 apartment of 91 m² on the 2nd floor, energy rating E. Located on rua Conde Castelo Melhor, Pombal parish, Pombal municipality, Leiria district. Noteworthy Features: This apartment includes a convertible attic above, with potential for luxurious duplex expansion, and is the first occupancy in a meticulously maintained, new condition. Location Benefits: Nestled in Pombal's historic center, allowing easy access to local amenities and excellent transport links.
The valuation. The asking price of €250,000 sits significantly above the fair value of €163,841, indicating that the property is overpriced by €86,159 (52.6%).
Fair value modelled at €163,841 from 6 comparable sales in the area. Asking €250,000 sits €86,159 (52.6%) above — overpriced versus fair value.
Asking €250,000 versus the rua Conde Castelo Melhor area baseline of €132,352 (€1,454/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €132,352, adjusted for condition and micro-location, gives a modelled fair value of €163,841 (€1,800/m²), a €86,159 (52.6%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Conde Castelo Melhor | Subject | €250,000 | €2,747 | — | 75 | 46 |
| Pombal · a80847 | Active | €225,000 | €1,731 | 37.0% | 75 | 56 |
| rua Almeida Garret | Active | €320,000 | €1,788 | 34.9% | 80 | 51 |
| rua Prof. Ernesto Domingues Tavares, 18 | Active | €135,000 | €3,857 | 40.4% | 78 | 58 |
| Pombal · a807b6 | Active | €135,000 | €3,857 | 40.4% | 78 | 49 |
| Median comp | €180,000 | €2,823 | 2.7% | 78 | 54 |
Long-term rental The gross yield of 2.4% indicates that this property is not positioned well for long-term rental profitability, especially given the fair value gap of 52.6%. With a neighbourhood score of 46/100, tenant appeal is likely to be limited, making this strategy less viable. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its significant overpricing compared to the fair value of €163,841. The lower tenant quality and moderate local amenities may hinder long-term price appreciation. Family rental With a neighbourhood rating of 46/100 and a fair value gap of 52.6%, this property is likely to attract families seeking affordable housing, but its high price remains a critical drawback. The 2.4% gross yield further underscores the challenges of generating substantial returns in a family rental strategy.
Economic Vulnerability The property faces significant economic risk due to a low economic stability score of 40/100, indicating potential issues in the local economy that could affect revenue. Tenant Insecurity The tenant stability score of 50/100 suggests an unstable tenant base, raising concerns about potential vacancies and inconsistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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