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 38 m² on the 1st floor, built in 1988, energy rating C. Located on rua Álvaro Pires Miranda, 31, Marrazes e Barosa parish, Leiria municipality, Leiria district. Notable Features: The apartment is strategically located near Leroy Merlin, providing convenient access to a variety of home improvement and retail options, enhancing daily living efficiency.
The valuation. The asking price of €189,500 is significantly above the fair value of €118,145, marking a discrepancy of €71,355 (60.4%). This property is considered overpriced, indicating a potential risk for investors seeking fair market returns.
Fair value modelled at €118,145 from 6 comparable sales in the area. Asking €189,500 sits €71,355 (60.4%) above — overpriced versus fair value.
Asking €189,500 versus the rua Álvaro Pires Miranda, 31 area baseline of €105,833 (€2,785/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €105,833, adjusted for condition and micro-location, gives a modelled fair value of €118,145 (€3,109/m²), a €71,355 (60.4%) gap versus the €189,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Álvaro Pires Miranda, 31 | Subject | €189,500 | €4,987 | — | 78 | 58 |
| Leiria · 5da2e3 | Active | €185,000 | €3,426 | 31.3% | 80 | 54 |
| avenida Marquês de Pombal, 27 | Active | €275,000 | €6,250 | 25.3% | 85 | 52 |
| Leiria · f10d1b | Active | €180,000 | €2,727 | 45.3% | 72 | 43 |
| largo Paio Guterres, 11 | Active | €125,000 | €4,630 | 7.2% | 72 | 54 |
| Median comp | €182,500 | €4,028 | 19.2% | 76 | 53 |
Long-term rental The 1-bed apartment in Marrazes e Barosa, Leiria is overpriced at €189,500 compared to a fair value of €118,145, reflecting a significant gap of 60.4%. With a gross yield of only 3.5%, this property may not provide adequate returns for long-term rental purposes. Family rental Investment in this apartment for family rental is not recommended, given that it is priced significantly above its fair value of €118,145. The neighbourhood quality score of 58/100 indicates that the area may not attract the ideal tenant demographic for family rentals, thereby limiting potential returns.
Economic Instability Risk With an economic stability score of 45/100, there is a significant risk that unfavorable local economic conditions could impact property values and tenant demand negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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