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, 3-bathroom house of 240 m², energy rating G. Located Vau parish, Óbidos municipality, Leiria district. This property boasts a remarkable integration with its environment, featuring panoramic views of the golf course and adjacent lagoon that enhance both indoor and outdoor living spaces.
The valuation. The asking price of €645,000 is significantly above the fair value of €477,029, by €167,971 (35.2%). This property is thus considered overpriced, making it a less attractive investment option. Buy-to-flip angle. Should an investor pursue a buy-to-flip strategy, extensive renovations may be necessary, given the property's overpriced status. A potential quick resale could aim to attract buyers if market conditions improve. Buy-to-let angle. With a gross yield of 4.6%, this property could serve well for long-term rental at approximately €2,472/month. The demand for family rentals in the area could ensure steady cash flow despite its mixed neighborhood rating.
Fair value modelled at €798,963 from 6 comparable sales in the area. Asking €545,000 sits €253,963 (31.8%) below — the upside to fair value.
Asking €545,000 versus the Vau, Óbidos, Leiria area baseline of €737,010 (€2,879/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 €737,010, adjusted for condition and micro-location, gives a modelled fair value of €798,963 (€3,121/m²), a €253,963 (31.8%) gap versus the €545,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Vau · e3abe9 | Subject | €545,000 | €2,129 | — | 84 | 55 |
| rua da Lagoa | Active | €695,000 | €3,203 | 50.4% | 82 | — |
| Vau · 56a184 | Active | €790,000 | €5,163 | 142.5% | 95 | 53 |
| Vau · e5514e | Active | €700,000 | €5,833 | 174.0% | 92 | 57 |
| Vau · 2cdc3a | Active | €699,000 | €3,039 | 42.8% | 84 | 49 |
| Median comp | €699,500 | €4,183 | 96.5% | 88 | 53 |
Long-term rental The property is currently overpriced with a gap of 35.2% from its fair value, making it a less attractive option for long-term rental investment. Its gross yield of 4.6% does not compensate for the inflated purchase price in a rural area with limited amenities. Buy-and-hold Investing in this property for a buy-and-hold strategy is compromised due to its 35.2% overvaluation compared to fair market value. The combination of limited economic opportunity and a less favorable neighborhood score of 55/100 suggests that property appreciation may be stunted. Family rental As a family rental, this property is overpriced by 35.2%, making it an unwise financial decision given the conservative return on investment. Additionally, the neighborhood, with its rating of 55/100, reflects less desirable conditions for families seeking stable housing options.
Tenant Turnover Risk The combination of a Tenant stability score of 60 indicates a moderate chance of tenant turnover, which could lead to potential vacancy periods and loss of 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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