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 95 m², built in 1988, energy rating F. Located on rua de Atenas, Marrazes e Barosa parish, Leiria municipality, Leiria district. Noteworthy Features: The apartment boasts a contemporary building facade with a blend of brick and glass elements, and has a strategically located balcony enhancing outdoor accessibility and urban views.
The valuation. The asking price of €235,000 sits above the fair value of €206,855, resulting in an overpricing of €28,145 (13.6%). Thus, this property cannot be considered a deal.
Fair value modelled at €206,855 from 6 comparable sales in the area. Asking €235,000 sits €28,145 (13.6%) above — overpriced versus fair value.
Asking €235,000 versus the rua de Atenas area baseline of €217,850 (€2,293/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €217,850, adjusted for condition and micro-location, gives a modelled fair value of €206,855 (€2,177/m²), a €28,145 (13.6%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Atenas | Subject | €235,000 | €2,474 | — | 56 | 52 |
| rua Paulo VI, 24 | Active | €228,500 | €2,218 | 10.3% | 55 | 52 |
| praça Amílcar Alexandre Gordalina | Active | €270,000 | €2,177 | 12.0% | 65 | 51 |
| Marrazes e Barosa · 57f7a9 | Active | €259,000 | €1,919 | 22.4% | 60 | 48 |
| rua de Gil Vicente | Active | €400,000 | €1,739 | 29.7% | 58 | 44 |
| Median comp | €264,500 | €2,048 | 17.2% | 59 | 50 |
Long-term rental The current listing price of €235,000 reflects a 13.6% premium over the calculated fair value of €206,855, indicating that the investment may not provide a competitive return on a long-term rental basis. With a gross yield of only 3.7% and a neighborhood rating of 52/100, this property is unlikely to attract quality tenants or generate stable rental income. Family rental Given the pricing of €235,000, which is above the fair value, the potential for profitability in the family rental market is limited, especially with a property condition rating of 57/100 and occasional neighborhood challenges. Families often seek affordable and well-maintained properties, making this listing less attractive at its current price point. Buy-and-hold At a listing price of €235,000, the property exceeds the fair value by 13.6%, suggesting that it may take longer to appreciate in value adequately for a conducive buy-and-hold strategy. Consequently, the relatively low yield of 3.7% combined with a neighborhood score of 52/100 raises concerns about long-term viability as a reliable investment option. Not ideal for short-term vacation rental The property’s current valuation and rural location imply a lack of demand for short-term vacation rentals, where pricing above fair value can deter potential guests. Additionally, the average amenities available in the area do not support the premium pricing necessary for this market. Not ideal for student housing With a fair value of €206,855 contrasting sharply against the listing price, this property does not align with the budget constraints typically expected by students seeking housing. The condition rating of 57/100 and the low neighborhood score of 52 further diminish its appeal for a student demographic. Not ideal for luxury market Priced at €235,000, this property is unlikely to attract buyers in the luxury market, as it is both overpriced and lacks the features desirable in this segment. The average condition and neighborhood quality do not support the necessary specifications for luxury real estate demands.
Economic Vulnerability The economic stability score of 45/100 indicates a high level of economic risk, suggesting potential fluctuations in property value and tenant demand.
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