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 house of 150 m², energy rating A+. Located Vau parish, Óbidos municipality, Leiria district. This luxury villa features an expansive private outdoor terrace with landscaped gardens that seamlessly integrate with the adjacent golf course, ideal for both relaxation and outdoor entertaining.
The valuation. The asking price of €790,000 is significantly above the fair value of €483,917, exceeding it by €306,083 (63.3%). This property is considered overpriced given the disparity between asking and fair market value.
Fair value modelled at €483,917 from 6 comparable sales in the area. Asking €790,000 sits €306,083 (63.3%) above — overpriced versus fair value.
Asking €790,000 versus the Vau, Óbidos, Leiria area baseline of €439,372 (€2,929/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 is above the parish average, lifting 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 €439,372, adjusted for condition and micro-location, gives a modelled fair value of €483,917 (€3,226/m²), a €306,083 (63.3%) gap versus the €790,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Vau · e54c49 | Subject | €790,000 | €5,267 | — | 94 | 57 |
| Vau · cc99e1 | Active | €850,000 | €4,146 | 21.3% | 79 | 51 |
| Vau · a807fc | Active | €475,000 | €4,279 | 18.7% | 72 | 56 |
| rua das Pereiras, 41 | Active | €410,000 | €2,092 | 60.3% | 75 | 55 |
| rua do Mastro, 25 | Active | €499,000 | €2,668 | 49.3% | 78 | 56 |
| Median comp | €487,000 | €3,407 | 35.3% | 77 | 56 |
Long-term rental Given the high listing price of €790,000 compared to the fair value of €483,917, this property is overpriced by 63.3%, making it a poor option for long-term rental investments. Additionally, with a gross yield of 0% and a neighborhood quality score of only 57/100, the prospects for consistent rental income appear bleak. Family rental The property's price significantly exceeds its fair value, indicating that it is overpriced at €790,000 against a fair value of €483,917, resulting in a 63.3% gap. With a condition rating of 86/100, while appealing, it does not compensate for the lack of affordability, making it less attractive for family rental opportunities in an economically challenged area. Not ideal for luxury market The property is listed at €790,000, which is clearly above its fair value of €483,917, reflecting a 63.3% overpricing that does not align with the rural characteristics of the area. Consequently, its appeal to the luxury market is severely limited due to the high price and low potential for returns. Not ideal for short-term vacation rental At €790,000, the property is overpriced by 63.3% against its fair value of €483,917, which does not support the viability of a short-term vacation rental strategy. Moreover, the lack of gross yield and the neighborhood's lower quality score further diminish its attractiveness for short-term visitors seeking value.
Economic Vulnerability With an economic stability score of 50/100, there is a heightened risk of economic downturns negatively impacting property value and rental income potential.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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