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.
2-bedroom, 2-bathroom house of 180 m², energy rating F. Located on rua do Castelo, Santa Maria, São Pedro e Sobral da Lagoa parish, Óbidos municipality, Leiria district. This charming historic home features custom azulejo tilework and original exposed beams, offering a unique character that could enhance its appeal as a Local Accommodation unit.
The valuation. The asking price of €450,000 is €73,367 (19.5%) above the fair value of €376,633, indicating that this property is overpriced. Buyers may want to reconsider based on these valuation metrics.
Fair value modelled at €376,633 from 6 comparable sales in the area. Asking €450,000 sits €73,367 (19.5%) above — overpriced versus fair value.
Asking €450,000 versus the rua do Castelo area baseline of €354,141 (€1,967/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €354,141, adjusted for condition and micro-location, gives a modelled fair value of €376,633 (€2,092/m²), a €73,367 (19.5%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Castelo | Subject | €450,000 | €2,500 | — | 64 | 59 |
| estrada da Fonte, 1 | Active | €215,000 | €2,756 | 10.3% | 66 | 48 |
| Santa Maria, São Pedro e Sobral da Lagoa · 3a6f0e | Active | €219,000 | €2,258 | 9.7% | 68 | 56 |
| rua Vale da Horta, 19 | Active | €335,000 | €1,831 | 26.8% | 86 | 53 |
| Santa Maria, São Pedro e Sobral da Lagoa · a8077e | Active | €370,000 | €1,927 | 22.9% | 60 | 59 |
| Median comp | €277,000 | €2,093 | 16.3% | 67 | 55 |
Long-term rental The property is overpriced by 19.5% compared to its fair value of €376,633, which limits its potential for strong returns in a long-term rental strategy. With a gross yield of only 2.5%, this investment lacks the necessary cash flow to justify the elevated price point in the current market. Buy-and-hold Investing in this property as a buy-and-hold strategy is challenged by its overvaluation, reflected in its significant price gap from fair value. Additionally, with a 70/100 condition score and a 59/100 neighborhood rating, the long-term appreciation prospects appear limited in the semi-rural context of Óbidos.
Economic Vulnerability The economic stability score of 55/100 indicates a potential risk due to weak local economic conditions which may impact tenant retention and 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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