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 villa of 230 m², energy rating D. Located Vau parish, Óbidos municipality, Leiria district. This villa features an elegant covered terrace perfect for year-round outdoor entertaining, offering seamless integration with the beautifully landscaped garden and heated pool.
The valuation. The asking price of €699,000 sits significantly above the fair value of €523,381, representing an excess of €175,619 (33.6%). This property is considered overpriced.
Fair value modelled at €523,381 from 6 comparable sales in the area. Asking €699,000 sits €175,619 (33.6%) above — overpriced versus fair value.
Asking €699,000 versus the Vau, Óbidos, Leiria area baseline of €585,657 (€2,546/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €585,657, adjusted for condition and micro-location, gives a modelled fair value of €523,381 (€2,276/m²), a €175,619 (33.6%) gap versus the €699,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Vau · 2cdc3a | Subject | €699,000 | €3,039 | — | 84 | 49 |
| Amoreira · 800590 | Active | €295,000 | €1,844 | 39.3% | 70 | 49 |
| Santa Maria, São Pedro e Sobral da Lagoa · 5b87fa | Active | €230,000 | €2,875 | 5.4% | 80 | 58 |
| Vau · cc9a69 | Active | €800,000 | €3,960 | 30.3% | 80 | 58 |
| largo do Rossio | Active | €369,000 | €1,864 | 38.7% | 72 | 50 |
| Median comp | €332,000 | €2,370 | 22.0% | 76 | 54 |
Long-term rental The property, with a listing price of €699,000, is overpriced when compared to the fair value of €523,381, reflecting a significant 33.6% gap. At a gross yield of only 3.7%, the investment does not present a compelling case for long-term rental profitability in a neighbourhood rated only 49/100. Family rental While the villa offers 230m² of space, its price of €699,000 exceeds the fair value by 33.6%, suggesting it is overpriced in its current state. Additionally, with a tenant quality reflective of the neighbourhood's score of 49/100, the property may struggle to attract stable family renters at this price point.
Economic Instability Risk With an economic stability score of 40/100, there is a significant risk that economic downturns could negatively impact rental income and property values.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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