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 79 m², energy rating C. Located on rua Albergaria dos Doze, 4, Santiago e São Simão de Litém e Albergaria dos Doze parish, Pombal municipality, Leiria district. The apartment features an independent entrance and a private outdoor space, offering a unique blend of apartment living with the privacy typically associated with a house.
The valuation. The asking price of €205,000 is significantly above the fair value of €106,604, making it overpriced by €98,396 (92.3%). This discrepancy raises immediate concerns regarding the investment's potential return.
Fair value modelled at €106,604 from 6 comparable sales in the area. Asking €205,000 sits €98,396 (92.3%) above — overpriced versus fair value.
Asking €205,000 versus the rua Albergaria dos Doze, 4 area baseline of €72,447 (€917/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €72,447, adjusted for condition and micro-location, gives a modelled fair value of €106,604 (€1,349/m²), a €98,396 (92.3%) gap versus the €205,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Albergaria dos Doze, 4 | Subject | €205,000 | €2,595 | — | 68 | 48 |
| rua Albergaria dos Doze, 26 | Active | €243,000 | €1,421 | 45.2% | 66 | 54 |
| Santiago e São Simão de Litém e Albergaria dos Doze · a80869 | Active | €270,000 | €1,467 | 43.5% | 75 | 56 |
| travessa do Outeiro, 85 | Active | €329,500 | €3,831 | 47.6% | 75 | 55 |
| rua Albergaria dos Doze | Active | €230,000 | €1,278 | 50.8% | 60 | 49 |
| Median comp | €256,500 | €1,444 | 44.4% | 71 | 55 |
Long-term rental This property is overpriced by 92.3% compared to its fair value of €106,604, which severely limits potential returns for long-term rental investors. With a gross yield of 0% and a neighbourhood rating of only 48/100, it is unlikely to attract quality tenants or generate sustainable cash flow. Buy-and-hold As an investment, this property is not ideal due to its high price point of €205,000 versus the fair market value. The combination of no rental yield and a condition score of 72/100 suggests that holding this asset may not lead to appreciation or viable rental income in the future.
Economic and Tenant Instability The property faces a significant risk due to an economic stability score of 40/100 and a tenant stability score of 50/100, indicating potential challenges in maintaining consistent occupancy 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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