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, 1-bathroom apartment of 77 m², built in 2000, energy rating D. Located Atouguia da Baleia parish, Peniche municipality, Leiria district. This top-floor apartment features a sea view balcony, maximizing natural light and enhancing the coastal living experience, while offering convenient access to a private attic for storage.
The valuation. The asking price of €265,000 exceeds the fair value of €214,694 by €50,306 (23.4%), indicating that the property is overpriced relative to market standards. This discrepancy suggests a lack of compelling value at the current asking price.
Fair value modelled at €214,694 from 6 comparable sales in the area. Asking €265,000 sits €50,306 (23.4%) above — overpriced versus fair value.
Asking €265,000 versus the Atouguia da Baleia, Peniche, Leiria area baseline of €202,315 (€2,627/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €202,315, adjusted for condition and micro-location, gives a modelled fair value of €214,694 (€2,788/m²), a €50,306 (23.4%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Atouguia da Baleia · 2d81f7 | Subject | €265,000 | €3,442 | — | 70 | 47 |
| avenida da Praia S / N | Active | €298,000 | €3,010 | 12.5% | 62 | 52 |
| rua da Praia, 29N | Active | €205,000 | €3,154 | 8.4% | — | 59 |
| rua do Picadeiro | Active | €220,000 | €2,444 | 29.0% | 70 | 62 |
| travessa do Adro, 5 | Active | €262,000 | €5,038 | 46.4% | 72 | 55 |
| Median comp | €241,000 | €3,082 | 10.4% | 70 | 57 |
Long-term rental Despite the potential for steady income, the property’s yield of 3.4% is below the expected return for a location with limited amenities, suggesting that it may not be an ideal investment. The current listing price of €265,000 is 23.4% above the fair value of €214,694, further indicating that this property is overpriced for long-term rental purposes. Value-add renovation Although renovations could enhance the property’s value, investing in a unit that is 23.4% overpriced presents a significant risk due to the gap between the purchase price and fair value. With a condition rating of 72/100 in a neighborhood that scores only 47/100, the opportunity for value addition may not justify the initial investment in a market with limited potential. Not ideal for This property is not suitable for the luxury market due to its rural location and overall condition, which diminishes its appeal to affluent buyers. Additionally, the basic amenities and car-dependent access limit its attractiveness for student housing and short-term vacation rentals, aligning with the overarching conclusion that it is overpriced.
Economic Instability Risk With an economic stability score of 35/100, the property is at significant risk of declining demand and potential vacancy due to a weak 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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