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.
4-bedroom, 2-bathroom country_house of 215 m², energy rating F. Located on rua da Cerqueira, 23, Cela parish, Alcobaça municipality, Leiria district. Noteworthy Features: This property includes a well, a wine cellar, and an extensive vineyard area, offering significant agricultural potential in a picturesque rural setting.
The valuation. The asking price of €200,000 sits €12,913 above the fair value of €187,087, representing a 6.9% premium. This indicates that the property is priced at a fair level but can be a bit higher than market expectations.
Fair value modelled at €187,087 from 6 comparable sales in the area. Asking €200,000 sits €12,913 (6.9%) above — overpriced versus fair value.
Asking €200,000 versus the rua da Cerqueira, 23 area baseline of €188,869 (€878/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 35/100 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 €188,869, adjusted for condition and micro-location, gives a modelled fair value of €187,087 (€870/m²), a €12,913 (6.9%) gap versus the €200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Cerqueira, 23 | Subject | €200,000 | €930 | — | 30 | 55 |
| rua dos Moinhos | Active | €197,500 | €803 | 13.7% | 37 | 59 |
| Carvalhal Benfeito · 65ed94 | Active | €190,000 | €613 | 34.1% | 25 | 52 |
| Alcobaça e Vestiaria · c839d7 | Active | €375,000 | €1,221 | 31.3% | 40 | 52 |
| Cela · 2d84d6 | Active | €120,000 | €1,263 | 35.8% | 18 | 43 |
| Median comp | €193,750 | €1,012 | 8.8% | 31 | 52 |
Buy-and-hold This property in Cela, Alcobaça is priced at €200,000, which is just 6.9% above the estimated fair value of €187,087, indicating a balanced investment opportunity. With a gross yield of 6.1%, it offers a steady income potential despite its condition rating of 35/100. Family rental The property's spacious layout and semi-rural location make it suitable for family rentals, despite being priced fairly compared to its fair value. Although the neighborhood scores a 55/100, it remains a safe environment with essential services available for families. Long-term rental With its competitive gross yield of 6.1%, this property represents a reasonable long-term rental opportunity, aligning closely with the fair value at €200,000. The limited economic activity in the area may challenge tenant demand, but the property remains a stable choice for long-term leasing. Not ideal for: Student housing, Luxury market, Short-term vacation rental This property is not appropriate for student housing due to its location in a semi-rural area with limited amenities. Additionally, its condition and fair pricing do not support it being a viable option in the luxury market or as a short-term vacation rental.
Economic Vulnerability The property is at risk due to both economic and tenant stability scores of 55/100, indicating potential instability in attracting and retaining tenants, which may affect rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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