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 53 m², built in 1984, energy rating F. Located on rua Hermenegildo Capelo, 6, Leiria parish, Leiria municipality, Leiria district. Noteworthy Features: This ground-floor apartment features built-in wardrobes in the bedrooms and benefits from walking distance to multiple parks and essential services in the central area of Leiria.
The valuation. The asking price of €197,500 is significantly above the fair value of €137,176, indicating an overpriced property by €60,324 (44.0%). This disparity suggests buyers should be cautious before proceeding. Buy-to-flip angle. Given the current condition and contemporary market trends, a buy-to-flip strategy may yield limited profit potential due to the heavy renovation needed. The outdated finishes and basic materials will require substantial investment to achieve any meaningful markup. Buy-to-let angle. This property could attract long-term renters, generating an estimated monthly income of €708, resulting in a gross yield of 4.3%. However, the rural location and mixed neighborhood may limit tenant interest, impacting overall rental stability.
Fair value modelled at €137,176 from 6 comparable sales in the area. Asking €197,500 sits €60,324 (44.0%) above — overpriced versus fair value.
Asking €197,500 versus the rua Hermenegildo Capelo, 6 area baseline of €138,565 (€2,614/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €138,565, adjusted for condition and micro-location, gives a modelled fair value of €137,176 (€2,588/m²), a €60,324 (44.0%) gap versus the €197,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Hermenegildo Capelo, 6 | Subject | €197,500 | €3,726 | — | 55 | 47 |
| rua Francisco Pereira da Silva | Active | €260,000 | €2,955 | 20.7% | 55 | 56 |
| Marrazes e Barosa · c17949 | Active | €220,000 | €2,750 | 26.2% | 66 | 48 |
| rua Paulo VI, 24 | Active | €228,500 | €2,218 | 40.5% | 55 | 52 |
| rua Joaquim Ferreira de Sousa, 15 | Active | €165,000 | €2,426 | 34.9% | 65 | 55 |
| Median comp | €224,250 | €2,588 | 30.5% | 60 | 54 |
Long-term rental The property is overpriced by 44.0% compared to its fair value of €137,176, which makes it a less appealing option for long-term rental investments. With a gross yield of only 4.3%, the potential returns may not justify the high initial investment in this rural location with limited economic opportunities. Family rental Given the property’s condition rating of 57/100 and the neighbourhood score of 47/100, it is unlikely to attract families seeking quality housing. The significant gap from fair value indicates that the investment carries a risk of not meeting market expectations for family renters, especially in a rural setting with limited amenities.
High Economic Risk The economic stability score of 38/100 indicates a volatile economic environment that could negatively impact rental income and property value over time.
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