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 62 m², energy rating G. Located on rua João de Deus, Alfeizerão parish, Alcobaça municipality, Leiria district. Noteworthy Features: The apartment's renovation includes upscale materials like granite and hardwood, and high-quality designer lighting, suggesting a luxurious finish once completed despite its current construction state.
The valuation. The asking price of €195,000 is significantly above the fair value of €155,836, representing an overpricing of €39,164 (25.1%). This valuation indicates that prospective buyers may need to negotiate downwards to align the price with market expectations.
Fair value modelled at €325,500 from 5 comparable sales in the area. Asking €195,000 sits €130,500 (40.1%) below — the upside to fair value.
Asking €195,000 versus the rua João de Deus area baseline of €310,710 (€5,011/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €310,710, adjusted for condition and micro-location, gives a modelled fair value of €325,500 (€5,250/m²), a €130,500 (40.1%) gap versus the €195,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João de Deus | Subject | €195,000 | €3,145 | — | 55 | 53 |
| rua João de Deus | Active | €120,000 | €3,000 | 4.6% | — | 56 |
| São Martinho do Porto · 30c8af | Active | €289,900 | €5,575 | 77.3% | 76 | 58 |
| São Martinho do Porto · 7e2418 | Active | €298,000 | €3,772 | 19.9% | 57 | — |
| rua Doutor Rafael Gagliardini Graça, 31 | Active | €195,000 | €7,500 | 138.5% | 85 | — |
| Median comp | €242,450 | €4,674 | 48.6% | 76 | 57 |
Long-term rental The current price of €195,000 suggests a 25.1% gap from its fair value of €155,836, making the investment less attractive for long-term rental purposes. With a gross yield of only 3.1% and a neighbourhood rating of 53/100, the potential for profitable rentals appears limited. Family rental At €195,000, the property is significantly above its fair value, presenting challenges for family rental investments. The combination of a gross yield of 3.1% and a condition rating of 63/100 indicates that this property may not meet the expectations of families seeking quality housing. Buy-and-hold The apartment's asking price places it 25.1% higher than its fair value, suggesting it is not a sound buy-and-hold investment option at this time. With low yields and an insufficient neighbourhood rating, long-term appreciation may be hindered, limiting the property's growth potential.
Potential Vacancy Risk The property faces a potential vacancy risk due to a low economic stability score of 50/100 and a tenant stability score of 55/100, indicating a challenging market environment that could lead to difficulty in retaining tenants and attracting new ones.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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