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, 3-bathroom house of 64 m², built in 1977, energy rating D. Located São Martinho do Porto parish, Alcobaça municipality, Leiria district. Property Feature: This property includes two fully equipped kitchens, enabling seamless operation of the independent T0 rental while maintaining privacy for the main house occupants.
The valuation. The asking price of €265,000 is significantly above the fair value of €158,057, indicating an overpricing of €106,943 (67.7%). This valuation suggests that buyers should proceed with caution due to the high premium being requested.
Fair value modelled at €158,057 from 6 comparable sales in the area. Asking €265,000 sits €106,943 (67.7%) above — overpriced versus fair value.
Asking €265,000 versus the São Martinho do Porto, Alcobaça, Leiria area baseline of €125,353 (€1,959/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €125,353, adjusted for condition and micro-location, gives a modelled fair value of €158,057 (€2,470/m²), a €106,943 (67.7%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Martinho do Porto · 51b660 | Subject | €265,000 | €4,141 | — | 76 | 46 |
| São Martinho do Porto · 38b5c0 | Active | €375,000 | €3,233 | 21.9% | 72 | 53 |
| São Martinho do Porto · cc9bc7 | Active | €350,000 | €2,632 | 36.4% | 68 | 52 |
| rua Marechal Carmona | Active | €450,000 | €2,308 | 44.3% | 75 | 57 |
| rua Professor Montenegro, 66E | Active | €475,000 | €3,006 | 27.4% | — | 49 |
| Median comp | €412,500 | €2,819 | 31.9% | 72 | 53 |
Long-term rental The property is overpriced at €265,000, surpassing its fair value of €158,057 by 67.7%, making it a less attractive option for long-term rentals, especially with a low yield of 3.6%. Additionally, the moderate condition rating of 78/100 and a neighborhood score of 46/100 suggest limited tenant demand and potential maintenance issues. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable, as the significant gap from fair value implies a long wait for potential appreciation. Given its current status as overpriced at €265,000, the property might fail to meet investment goals in terms of cash flow and capital growth over time.
Economic Instability Risk The property is at risk due to a low economic stability score of 45/100, indicating potential challenges in the local economy that may affect tenant demand and rental income.**
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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