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.
3-bedroom, 2-bathroom apartment of 111 m² on the 2nd floor, built in 2008, energy rating C. Located São Martinho do Porto parish, Alcobaça municipality, Leiria district. Noteworthy Features: The apartment features a modern kitchen with a central island and high-end granite countertops, while the open-plan living area benefits from high ceilings and abundant natural light.
The valuation. The asking price of €450,000 sits significantly above fair value at €358,481, representing an overestimation of €91,519 (25.5%). This property is overpriced according to our assessment.
Fair value modelled at €358,481 from 6 comparable sales in the area. Asking €450,000 sits €91,519 (25.5%) above — overpriced versus fair value.
Asking €450,000 versus the São Martinho do Porto, Alcobaça, Leiria area baseline of €383,889 (€3,458/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €383,889, adjusted for condition and micro-location, gives a modelled fair value of €358,481 (€3,230/m²), a €91,519 (25.5%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Martinho do Porto · 76b536 | Subject | €450,000 | €4,054 | — | 82 | 57 |
| São Martinho do Porto · a80a02 | Active | €380,000 | €3,519 | 13.2% | 74 | 54 |
| estrada da Nazaré | Active | €199,000 | €1,990 | 50.9% | 72 | 57 |
| rua Comandante Alves | Active | €249,800 | €2,230 | 45.0% | 78 | 54 |
| São Martinho do Porto · 53c9fa | Active | €310,000 | €3,370 | 16.9% | 75 | 55 |
| Median comp | €279,900 | €2,800 | 30.9% | 75 | 55 |
Long-term rental Given the apartment's gross yield of 2.9%, the investment may generate limited income that fails to align with property depreciation and market volatility. Moreover, with a fair value gap of 25.5%, the property is overpriced, making it difficult to achieve an effective return on investment over time. Buy-and-hold Holding onto this property may prove to be a liability, as its current valuation is significantly inflated compared to its fair value of €358,481. This overpriced status raises concerns about long-term appreciation, especially in a semi-rural area that might face slow economic growth. Value-add renovation Investing in renovations may not offset the substantial cost associated with this overpriced property, as significant returns may be limited by the initial high purchase price. Furthermore, the 79/100 condition rating indicates decent quality but does not justify the current market price, making a value-add strategy less appealing. Not ideal for short-term rental Given the semi-rural characteristics and limited transportation options, this property may not attract enough short-term rental visitors, leading to potential low occupancy rates. Hence, the high listing price further compounds the risk associated with this strategy. Not ideal for luxury market The overall neighborhood score of 57/100 suggests that the property does not meet the high standards typically sought after in the luxury market. Consequently, the overpriced status would deter high-end investors looking for quality locations. Not ideal for student housing The car-dependent nature of the area and limited amenities would make this property less appealing to students seeking convenient and vibrant living conditions. Additionally, the potential tenant quality may not be sufficient to justify the high asking price for student housing.
Economic Vulnerability With an economic stability score of 50/100, the investment faces a significant risk of market fluctuations affecting tenant reliability and rental income, potentially leading to vacancies or decreased cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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