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, 1-bathroom country_house of 100 m², built in 1957. Located on rua do Pinhal, Alvorninha parish, Caldas da Rainha municipality, Leiria district. Unique Feature: This property includes 8,350 m² of land with established pine, eucalyptus, and fruit trees, offering significant space for gardening or development in a tranquil environment. Potential: Ideal for a renovation project centered around a natural retreat.
The valuation. The asking price of €200,000 sits significantly above the fair value of €115,572, indicating an overpriced property by €84,428 (73.1%). Buy-to-flip angle. A buy-to-flip strategy could involve renovating this 100m² country house to increase its market value before resale. Buy-to-let angle. For a buy-to-let strategy, the projected monthly rental income of €617 offers a gross yield of just 3.7%, making it a low-return investment option.
Fair value modelled at €115,572 from 6 comparable sales in the area. Asking €200,000 sits €84,428 (73.1%) above — overpriced versus fair value.
Asking €200,000 versus the rua do Pinhal area baseline of €187,255 (€1,873/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 is below the parish average, reducing 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 €187,255, adjusted for condition and micro-location, gives a modelled fair value of €115,572 (€1,156/m²), a €84,428 (73.1%) gap versus the €200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Pinhal | Subject | €200,000 | €2,000 | — | 40 | 58 |
| rua da Ponte | Active | €635,000 | €1,443 | 27.8% | — | 55 |
| Vidais · 5b87c2 | Active | €200,000 | €521 | 74.0% | 15 | 56 |
| rua dos Moinhos | Active | €197,500 | €803 | 59.9% | 37 | 59 |
| Salir de Matos · 0c0563 | Active | €145,000 | €868 | 56.6% | 20 | 58 |
| Median comp | €198,750 | €836 | 58.2% | 20 | 57 |
Value-add renovation The property’s fair value of €115,572 indicates that it is overpriced at €200,000, suggesting significant renovation costs would be necessary to increase its value. With a current condition score of 39/100, it presents a viable opportunity for investors willing to allocate funds toward improvements, although the substantial gap to fair value raises concerns about potential ROI. Long-term rental Despite the tourist area proximity contributing to tenant stability, the gross yield of 3.7% reflects a lackluster return on investment in its current price state. Given its status as overpriced, investing for long-term rental may prove less profitable, especially with a neighborhood score of 58/100 indicating room for improvement in tenant quality. Not ideal for student housing This property’s positioning in a small town near tourist areas does not cater effectively to the student housing market, which typically requires more urban amenities and dwellings. With both a low condition score and being overpriced, it lacks the appeal necessary for attracting a student demographic. Not ideal for luxury market The current condition of the property at 39/100 and its overpriced status imply that it cannot meet the expectations of the luxury market. The significant gap from fair value indicates that upgrades would be necessary, which may not yield high enough returns for luxury positioning.
Economic Vulnerability The economic stability score of 50/100 indicates a significant risk as it reflects a potentially unstable market that could lead to fluctuations in property value or 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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