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 136 m², energy rating D. Located on rua da Capela do Vale Mourão, Pombal parish, Pombal municipality, Leiria district. Noteworthy Features: The original wine cellar's conversion into part of the living space embodies a rich history, while the tranquil terraces provide scenic views of the surrounding natural landscape.
The valuation. The asking price of €950,000 is a substantial 461.2% above the fair value of €169,280. This significant discrepancy indicates the property is overpriced.
Fair value modelled at €169,280 from 6 comparable sales in the area. Asking €950,000 sits €780,720 (461.2%) above — overpriced versus fair value.
Asking €950,000 versus the rua da Capela do Vale Mourão area baseline of €121,265 (€892/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €121,265, adjusted for condition and micro-location, gives a modelled fair value of €169,280 (€1,245/m²), a €780,720 (461.2%) gap versus the €950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Capela do Vale Mourão | Subject | €950,000 | €6,985 | — | 80 | 58 |
| rua da Gabriela, 13 | Active | €455,000 | €1,315 | 81.2% | 72 | 49 |
| Pombal · e835ef | Active | €330,000 | €1,174 | 83.2% | 73 | 53 |
| Pombal · a8076d | Active | €630,000 | €3,316 | 52.5% | 60 | 49 |
| rua 31 de Janeiro, 17 | Active | €180,000 | €1,957 | 72.0% | 55 | 57 |
| Median comp | €392,500 | €1,636 | 76.6% | 66 | 51 |
Long-term rental The property in Pombal is significantly overpriced at €950,000 compared to the fair value of €169,280, resulting in a gap of 461.2%. With a gross yield of only 1.6%, the investment will likely fail to generate satisfactory returns for long-term rental purposes. Buy-and-hold Given the substantial overpricing of this 3-bed house and its fair value standing at just €169,280, the property is unlikely to appreciate appropriately in a buy-and-hold strategy. Coupled with a neighborhood rating of 58/100, this further diminishes the potential for long-term capital gains in this investment. Not ideal for: Luxury market, Student housing This property does not meet the characteristics of the luxury market due to its considerable overvaluation and lower neighborhood score. Additionally, the economic fundamentals in Pombal do not support a viable student housing strategy, as tenant demand may not justify the high listing price.
Economic downturn vulnerability The property is at higher risk due to a low economic stability score of 50/100, indicating potential challenges in maintaining tenant occupancy and rental income.
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