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 apartment of 165 m² on the 1st floor, built in 2025, energy rating A. Located Leiria parish, Leiria municipality, Leiria district. This apartment boasts a large balcony that offers stunning panoramic views of Leiria Castle, enhancing its historic charm and modern luxury.
The valuation. The asking price of €800,000 for the 3-bed, 3-bath apartment significantly exceeds the fair value of €548,813, leading to an overpricing of €251,187 (45.8%). This suggests potential buyers should exercise caution. Buy-to-flip angle. Employing a buy-to-flip strategy in this context may prove challenging due to the property's overpriced status, making it difficult to achieve a profitable resale without significant market appreciation. Buy-to-let angle. The estimated rental income of €867 per month yields a mere 1.3%, which fails to meet typical investment thresholds. Thus, a long-term rental strategy may be less attractive given current rent versus asking price dynamics.
Fair value modelled at €548,813 from 6 comparable sales in the area. Asking €800,000 sits €251,187 (45.8%) above — overpriced versus fair value.
Asking €800,000 versus the Leiria, Leiria, Leiria area baseline of €507,448 (€3,075/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €507,448, adjusted for condition and micro-location, gives a modelled fair value of €548,813 (€3,326/m²), a €251,187 (45.8%) gap versus the €800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Leiria · 51ca21 | Subject | €800,000 | €4,848 | — | 87 | 49 |
| Leiria · 38b7c2 | Active | €415,000 | €2,986 | 38.4% | 78 | 51 |
| rua João Machado Polónia, 29 | Active | €449,000 | €2,789 | 42.5% | 84 | 46 |
| rua Vale de Lobos | Active | €329,000 | €2,031 | 58.1% | 75 | 42 |
| Leiria · 76b1a0 | Active | €1,450,000 | €4,028 | 16.9% | 85 | 59 |
| Median comp | €432,000 | €2,888 | 40.4% | 81 | 49 |
Long-term rental The property at €800,000 is overpriced compared to the fair value of €548,813, creating a significant gap of 45.8%. With a low gross yield of 1.3% and a neighborhood rating of 49/100, long-term rental potential appears limited in this rural location. Buy-and-hold Investing in this apartment as a buy-and-hold strategy may not be advisable, given its current listing price exceeds fair value by 45.8%. The combination of a low yield of 1.3% and a rather low neighborhood score suggests limited long-term appreciation prospects in this rural area.
Weak Economic Conditions With an economic stability score of 40/100, there is a significant risk of declining property values and rental income due to potential market instability.
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