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 68 m², built in 1990, energy rating D. Located on rua das Covas, 86, Leiria parish, Leiria municipality, Leiria district. Noteworthy Features: The apartment's ground floor location includes a spacious entrance hall with a built-in wardrobe, enhancing both practicality and storage options for residents.
The valuation. The asking price of €189,000 sits slightly above the fair value of €187,662, representing a premium of €1,338 (0.7%). Overall, this property is assessed as being priced at fair value.
Fair value modelled at €187,662 from 6 comparable sales in the area. Asking €189,000 sits €1,338 (0.7%) above — overpriced versus fair value.
Asking €189,000 versus the rua das Covas, 86 area baseline of €193,101 (€2,840/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 45/100 is below the parish average, reducing 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 €193,101, adjusted for condition and micro-location, gives a modelled fair value of €187,662 (€2,760/m²), a €1,338 (0.7%) gap versus the €189,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Covas, 86 | Subject | €189,000 | €2,779 | — | 44 | 51 |
| Leiria · ec1aed | Active | €135,000 | €3,462 | 24.5% | 60 | 50 |
| rua Francisco Pereira da Silva | Active | €260,000 | €2,955 | 6.3% | 55 | 56 |
| avenida Marquês de Pombal | Active | €215,000 | €2,792 | 0.5% | 75 | 48 |
| Leiria · f10d1b | Active | €180,000 | €2,727 | 1.9% | 72 | 43 |
| Median comp | €197,500 | €2,874 | 3.4% | 66 | 49 |
Buy-and-hold This 1-bed apartment in Leiria is fairly priced at €189,000, closely aligning with the fair value of €187,662, suggesting stable long-term investment potential. Despite its average gross yield of 4.4%, the condition rating of 45/100 indicates that future renovations may be necessary to enhance its appeal and long-term profitability. Family rental Given its fair valuation and the 4.4% gross yield, this apartment is a reasonable option for family rentals in Leiria, although tenant quality may be variable due to the neighbourhood's average rating of 51/100. The proximity to smaller towns can attract families seeking affordability in a rural setting, creating a steady demand for longer-term leases.
Economic Instability Risk The economic stability score of 45/100 indicates a weak economic environment, which could lead to financial difficulties for tenants, potentially increasing vacancy rates.
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