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.
1-bedroom, 1-bathroom apartment of 31 m² on the 1st floor, energy rating E. Located on rua do Planalto, 39, Marrazes e Barosa parish, Leiria municipality, Leiria district. Noteworthy Features: The apartment includes an additional 13 m² attic/storage space on the 3rd floor, perfect for customization as an office or game room, enhancing overall functionality.
The valuation. The asking price of €178,500 sits significantly above the fair value of €88,643, resulting in an overpriced assessment of €89,857 (101.4%). This highlights a notable discrepancy between market expectations and intrinsic value.
Fair value modelled at €88,643 from 6 comparable sales in the area. Asking €178,500 sits €89,857 (101.4%) above — overpriced versus fair value.
Asking €178,500 versus the rua do Planalto, 39 area baseline of €83,088 (€2,680/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €83,088, adjusted for condition and micro-location, gives a modelled fair value of €88,643 (€2,859/m²), a €89,857 (101.4%) gap versus the €178,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Planalto, 39 | Subject | €178,500 | €5,758 | — | 78 | 48 |
| Leiria · 831770 | Active | €245,000 | €2,882 | 49.9% | 79 | 49 |
| rua Comandante João Belo | Active | €160,000 | €3,200 | 44.4% | 78 | 46 |
| Leiria · 5da2e3 | Active | €185,000 | €3,426 | 40.5% | 80 | 54 |
| Leiria · 83174b | Active | €285,000 | €2,740 | 52.4% | 80 | 48 |
| Median comp | €215,000 | €3,041 | 47.2% | 80 | 49 |
Long-term rental The 1-bed apartment in Marrazes e Barosa presents an opportunity that is compromised by its significant price, being overpriced by 101.4% compared to its fair value. Furthermore, the property’s lack of yield and the low neighborhood rating indicate challenges in securing consistent long-term tenants. Family rental While targeting families could be a viable strategy, the €178,500 listing price far exceeds fair market value, suggesting an unfavorable investment position. Additionally, the neighborhood's amenities and lower tenant quality may deter potential renters, further questioning the viability of this strategy.
Economic and Tenant Instability The property is at significant risk due to low scores of 40/100 in economic stability and 50/100 in tenant stability, indicating potential challenges in attracting and retaining reliable tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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