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, 2-bathroom apartment of 125 m², energy rating D. Located Tornada e Salir do Porto parish, Caldas da Rainha municipality, Leiria district. Noteworthy Features: This apartment features a private garage and access to a shared pool area with barbecue and wood oven, enhancing outdoor leisure opportunities for residents and guests.
The valuation. The asking price of €289,900 exceeds the fair value of €190,834 by €99,066, representing a 51.9% overvaluation. This significant discrepancy indicates that the property is overpriced.
Fair value modelled at €190,834 from 6 comparable sales in the area. Asking €289,900 sits €99,066 (51.9%) above — overpriced versus fair value.
Asking €289,900 versus the Tornada e Salir do Porto, Caldas da Rainha, Leiria area baseline of €223,094 (€1,785/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €223,094, adjusted for condition and micro-location, gives a modelled fair value of €190,834 (€1,527/m²), a €99,066 (51.9%) gap versus the €289,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Tornada e Salir do Porto · 096e3f | Subject | €289,900 | €2,319 | — | 74 | 58 |
| Caldas da Rainha - Santo Onofre e Serra do Bouro · 57fb1b | Active | €249,000 | €2,075 | 10.5% | 65 | 57 |
| rua dos Carrascais, 16 | Active | €670,000 | €2,271 | 2.1% | 70 | 52 |
| Tornada e Salir do Porto · dc5d77 | Active | €140,000 | €915 | 60.5% | — | 59 |
| Tornada e Salir do Porto · 9dde44 | Active | €1,500,000 | €1,394 | 39.9% | 65 | 54 |
| Median comp | €459,500 | €1,735 | 25.2% | 65 | 56 |
Long-term rental The property is currently overpriced by 51.9%, which undermines its potential for generating steady rental income, especially with a gross yield of 0%. Given the condition score of 76/100 and a neighbourhood score of 58/100, its appeal to long-term tenants is limited, affecting rental prospects. Family rental While the property has sufficient space for family living, being overpriced means it may not attract families seeking value for money. The neighbourhood rating of 58/100 suggests that it may not meet the desired standards for family-oriented amenities, further challenging its attractiveness as a family rental. Buy-and-hold The significant gap between the listing price and fair value indicates that holding this property could lead to financial strain rather than capital appreciation. At a current fair value of €190,834, the investment is not likely to yield satisfactory returns over time given its 0% gross yield and overpriced status. Not ideal for luxury market This apartment's attributes do not align with the expectations of the luxury market, coupled with a high price tag that does not reflect its fair value. Overpricing in light of its condition and neighbourhood rating amplifies its lack of appeal in the luxury segment. Not ideal for short-term vacation rental The property’s condition and location do not support the demands of short-term vacation rentals, especially as it is overpriced compared to its fair value. The lack of competitive yield makes it a less viable option in the holiday rental market, further emphasizing its misalignment with this strategy. Not ideal for student housing The property, while spacious, is overpriced by 51.9%, which could deter budget-conscious students. Additionally, the neighbourhood's amenities and overall tenant quality do not align well with what students typically seek, making this option unattractive.
Economic Vulnerability With an economic stability score of 55/100, there is a notable risk that economic downturns may adversely affect rental demand and tenant ability to pay.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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