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.
1-bedroom, 1-bathroom apartment of 82 m² on the 2nd floor, energy rating D. Located Marrazes e Barosa parish, Leiria municipality, Leiria district. This apartment's strategic second-floor location offers both balcony access for outdoor living and proximity to essential services while ensuring low noise levels due to double-glazed windows.
The valuation. The asking price of €249,000 is €12,496 (5.3%) above the fair value of €236,504, indicating a fair valuation for the property. This price reflects a solid investment potential without any immediate concerns regarding overpricing.
Fair value modelled at €236,504 from 6 comparable sales in the area. Asking €249,000 sits €12,496 (5.3%) above — overpriced versus fair value.
Asking €249,000 versus the Marrazes e Barosa, Leiria, Leiria area baseline of €224,846 (€2,742/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €224,846, adjusted for condition and micro-location, gives a modelled fair value of €236,504 (€2,884/m²), a €12,496 (5.3%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Marrazes e Barosa · 097005 | Subject | €249,000 | €3,037 | — | 68 | 46 |
| avenida Marquês de Pombal | Active | €215,000 | €2,792 | 8.0% | 75 | 48 |
| Parceiros e Azoia · 82904d | Active | €245,000 | €4,298 | 41.5% | 61 | 49 |
| rua do Prazo | Active | €250,000 | €2,976 | 2.0% | 64 | 43 |
| Leiria · f10d1b | Active | €180,000 | €2,727 | 10.2% | 72 | 43 |
| Median comp | €230,000 | €2,884 | 5.0% | 68 | 46 |
Long-term rental The property in Marrazes e Barosa has a fair value of €236,504, indicating that at the listing price of €249,000, it represents a 5.3% gap. With a gross yield of 2.9%, the return for long-term rental may not be compelling given the area's limited amenities and tenant quality. Family rental Listed at €249,000, the property fits within its fair value range but does not offer significant appeal, particularly due to the neighbourhood score of 46/100. This may limit the potential for family rentals as prospective tenants often prefer areas with better access to urban amenities and schools.
Economic and Tenant Instability With an economic stability score of 40/100 and a tenant stability score of 50/100, this property faces a heightened risk of income variability and potential vacancies due to underlying economic pressures and less secure tenant profiles.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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