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.
5-bedroom, 2-bathroom house of 208 m², energy rating F. Located Graça parish, Pedrógão Grande municipality, Leiria district. This property features a stable equipped for animal housing and includes two cultivation plots with a borehole and mature fruit and olive trees, enhancing its agricultural potential.
The valuation. The asking price of €249,999 is significantly above the fair value of €199,278, making it overpriced by €50,721, or 25.5%. This discrepancy suggests the property may not be a sound investment at the current asking price.
Fair value modelled at €210,526 from 5 comparable sales in the area. Asking €249,999 sits €39,473 (18.7%) above — overpriced versus fair value.
Asking €249,999 versus the Graça, Pedrógão Grande, Leiria area baseline of €198,669 (€955/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 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 €198,669, adjusted for condition and micro-location, gives a modelled fair value of €210,526 (€1,012/m²), a €39,473 (18.7%) gap versus the €249,999 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Graça · bf2277 | Subject | €249,999 | €1,202 | — | 40 | 49 |
| Graça · 5833db | Active | €110,000 | €625 | 48.0% | 42 | — |
| Graça · 2fcc2e | Active | €265,000 | €1,262 | 5.0% | — | 45 |
| Graça · 583865 | Active | €115,000 | €446 | 62.9% | 35 | — |
| rua dos Carrizes 3060-313 | Active | €250,000 | €1,012 | 15.8% | — | — |
| Median comp | €182,500 | €819 | 31.9% | 39 | 45 |
Long-term rental The property is currently overpriced by 25.5% against its fair value, which raises concerns about the feasibility of attracting long-term tenants given its 0% gross yield. Additionally, with a condition rating of only 39/100 and a neighbourhood rating of 49/100, the potential for sustained rental income is further diminished. Value-add renovation Although renovating the property could potentially increase its value and rental appeal, the current price suggests that the investment is not justified, given the gap to fair value of €50,721. Investing in renovations might not yield adequate returns due to the property's condition and its less desirable location in a rural area, combined with stagnant tenant quality in the market.
Economic Instability Risk The property is located in an area with an economic stability score of 35/100, indicating a significant risk of declining property values and challenges in attracting reliable tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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