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, 3-bathroom house of 246 m², built in 2007, energy rating C. Located on rua das Cabeças Redondas, Marrazes e Barosa parish, Leiria municipality, Leiria district. This property features four photovoltaic panels, enhancing energy efficiency while reducing utility costs and showcasing a commitment to sustainable living.
The valuation. The asking price of €395,000 is significantly above the fair value of €334,546, indicating an excess of €60,454 or 18.1%. This property is priced above market expectations and does not present a compelling investment opportunity.
Fair value modelled at €334,546 from 6 comparable sales in the area. Asking €395,000 sits €60,454 (18.1%) above — overpriced versus fair value.
Asking €395,000 versus the rua das Cabeças Redondas area baseline of €267,668 (€1,088/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €267,668, adjusted for condition and micro-location, gives a modelled fair value of €334,546 (€1,360/m²), a €60,454 (18.1%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Cabeças Redondas | Subject | €395,000 | €1,606 | — | 75 | 57 |
| Marrazes e Barosa · 8005f5 | Active | €368,900 | €790 | 50.8% | 80 | 50 |
| rua Vale dos Poços | Active | €599,000 | €1,509 | 6.0% | 82 | 47 |
| Marrazes e Barosa · fad835 | Active | €400,000 | €1,053 | 34.4% | 60 | 55 |
| rua Vale dos Poços | Active | €350,000 | €1,211 | 24.6% | — | 48 |
| Median comp | €384,450 | €1,132 | 29.5% | 80 | 49 |
Long-term rental The property is overpriced with a listing price of €395,000 against a fair value of €334,546, presenting an 18.1% gap that does not justify the anticipated 3.4% gross yield. Given its transitional rural location and neighborhood condition score of 57/100, attracting reliable long-term tenants may be challenging. Buy-and-hold Despite a gross yield of 3.4%, the property's current value of €395,000 is not aligned with the fair value assessment of €334,546, indicating it is overpriced by 18.1%. The 78/100 condition score may not be enough to offset the economic limitations of the transitional rural area, hindering potential appreciation over time.
Low economic resilience With an economic stability score of 50/100, the property faces a heightened risk of decreased value due to potential downturns in the local economy.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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