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 193 m², energy rating A. Located Foz do Arelho parish, Caldas da Rainha municipality, Leiria district. Noteworthy Features: The villa's unique front-line location guarantees unobstructed lagoon views and absolute privacy, while the 10,000-liter rainwater reservoir enhances water efficiency for the landscaped garden.
The valuation. The asking price of €1,250,000 is significantly above the fair value of €521,268, indicating it is overpriced by €728,732 (139.8%). This disparity suggests an unwise financial commitment for potential investors.
Fair value modelled at €521,268 from 6 comparable sales in the area. Asking €1,250,000 sits €728,732 (139.8%) above — overpriced versus fair value.
Asking €1,250,000 versus the Foz do Arelho, Caldas da Rainha, Leiria area baseline of €598,079 (€3,099/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 €598,079, adjusted for condition and micro-location, gives a modelled fair value of €521,268 (€2,701/m²), a €728,732 (139.8%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Foz do Arelho · 0ac868 | Subject | €1,250,000 | €6,477 | — | 95 | 54 |
| Nadadouro · ee87e7 | Active | €1,250,000 | €3,894 | 39.9% | 84 | 57 |
| rua das Eiras, 6 | Active | €469,500 | €2,668 | 58.8% | 73 | 58 |
| rua Engenheiro Paiva e Sousa | Active | €450,000 | €2,571 | 60.3% | 78 | 49 |
| Nadadouro · 2fca84 | Active | €1,700,000 | €3,632 | 43.9% | 80 | 55 |
| Median comp | €859,750 | €3,150 | 51.4% | 79 | 56 |
Long-term rental This property’s significant gap from fair value of 139.8% indicates that it is overpriced, making it an unsuitable choice for generating a sustainable long-term rental yield of only 1.5%. The low neighbourhood score of 54/100 suggests that the demand for rental properties may be limited, reducing potential tenant quality. Buy-and-hold With a current market value that exceeds fair value by 139.8%, investing in this property for a buy-and-hold strategy is not advisable, as the projected yield of 1.5% does not justify the high entry cost. Furthermore, the neighbourhood’s amenities and housing market conditions, rated at 54/100, could hinder future appreciation in property value. Family rental The property is overpriced, showcasing a significant 139.8% gap from the assessed fair value, which limits its feasibility as a family rental investment at a mere 1.5% yield. Given the neighbourhood's moderate ratings and the fact that it may not attract high-quality tenants, this strategy is unlikely to deliver the desired return on investment.
Economic and Tenant Risk The property has a combined economic stability score of 50/100 and tenant stability score of 55/100, indicating a substantial risk of economic instability and potential high turnover of tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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