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 142 m² on the 2nd floor, built in 1989, energy rating D. Located Pombal parish, Pombal municipality, Leiria district. The apartment features two private balconies that enhance outdoor living and views, complemented by ample storage space.
The valuation. The asking price of €275,000 is €25,188 (10.1%) above the fair value of €249,812, indicating that it is priced fairly according to current market standards. Buy-to-flip angle. The property could be resold at a higher value after minimal renovations, leveraging its mid-range quality materials to appeal to potential buyers. Buy-to-let angle. With an estimated gross yield of 3.4% and monthly rental income around €779, it presents a stable long-term investment opportunity in the Pombal area.
Fair value modelled at €249,812 from 6 comparable sales in the area. Asking €275,000 sits €25,188 (10.1%) above — overpriced versus fair value.
Asking €275,000 versus the Pombal, Pombal, Leiria area baseline of €218,753 (€1,541/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 is below the parish average, reducing 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 €218,753, adjusted for condition and micro-location, gives a modelled fair value of €249,812 (€1,759/m²), a €25,188 (10.1%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pombal · e55378 | Subject | €275,000 | €1,937 | — | 62 | 52 |
| rua Albergaria dos Doze, 26 | Active | €243,000 | €1,421 | 26.6% | 60 | 49 |
| Pombal · a80847 | Active | €225,000 | €1,731 | 10.6% | 75 | 56 |
| avenida Principal Cozinha | Active | €215,000 | €1,792 | 7.5% | 68 | 49 |
| rua Conde Castelo Melhor | Active | €250,000 | €2,747 | 41.9% | 75 | 46 |
| Median comp | €234,000 | €1,762 | 9.0% | 72 | 49 |
Long-term rental Given the fair valuation of this property, potential yields from long-term rentals are reasonable but capped at 3.4% gross. The neighbourhood rating of 52/100 may affect tenant attraction, suggesting a steady but not exceptional market for this strategy. Family rental With a fair price of €275,000, this property may cater to families seeking space, but its condition rating of 66/100 indicates that additional investment may be needed to enhance appeal. The crime concerns and average neighbourhood could limit demand from families looking for a secure environment. Buy-and-hold As the property is valued fairly at €275,000, it offers modest potential for appreciation over time, particularly in a regional city setting. However, the property's higher conditions and neighbourhood ratings may not align with the expectations of a robust long-term investment strategy.
Economic and Tenant Instability With an economic stability score of 45/100 and a tenant stability score of 50/100, this property faces significant risk due to potential challenges in maintaining consistent rental income and property value appreciation amidst a weak economic environment.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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