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 148 m² on the 1st floor, energy rating B. Located on rua Senhora da Vitória, Nazaré parish, Nazaré municipality, Leiria district. Noteworthy Features: This apartment includes a closed garage with charging capabilities for electric vehicles, ensuring convenience and sustainability for modern living in Nazaré.
The valuation. The asking price of €449,000 is significantly above the fair value of €405,971, indicating an overpriced property by €43,029 (10.6%). This discrepancy suggests that buyers may need to negotiate for a more reasonable price.
Fair value modelled at €405,971 from 6 comparable sales in the area. Asking €449,000 sits €43,029 (10.6%) above — overpriced versus fair value.
Asking €449,000 versus the rua Senhora da Vitória area baseline of €316,515 (€2,139/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting 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 €316,515, adjusted for condition and micro-location, gives a modelled fair value of €405,971 (€2,743/m²), a €43,029 (10.6%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Senhora da Vitória | Subject | €449,000 | €3,034 | — | 79 | 57 |
| Nazaré · 8000d6 | Active | €275,000 | €2,455 | 19.1% | 75 | 57 |
| rua 3 de Setembro, 22 | Active | €350,000 | €2,917 | 3.9% | 70 | 57 |
| rua do Monte, 26 | Active | €395,000 | €2,633 | 13.2% | 80 | 54 |
| rua Fonte Nova | Active | €550,000 | €2,910 | 4.1% | 85 | 49 |
| Median comp | €372,500 | €2,772 | 8.6% | 78 | 56 |
Long-term rental The property’s 2.8% gross yield is not compelling, especially given its condition rating of 79/100 and a fair value gap of 10.6%. With a fair value of €405,971, this apartment's listing price of €449,000 indicates that it is overpriced for long-term rental purposes. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable due to its 10.6% premium over fair value, which limits potential appreciation. The 2.8% yield is insufficient to justify the upfront cost, especially considering its moderately rated neighbourhood. Family rental Although it is located in a rural area with access to nearby towns, the property’s ask of €449,000 does not reflect its €405,971 fair value, categorizing it as overpriced. The neighbourhood's score of 57/100 also raises concerns about the property's potential as a family rental option. Short-term vacation rental The property’s high price point of €449,000 undermines its suitability for a short-term vacation rental strategy, particularly when considering the 2.8% yield. Additionally, the rural setting may not attract enough tourism to justify the investment. Luxury market Valuing this apartment at €449,000 does not align with what the luxury market typically demands, considering the fair value is only €405,971. Its mediocre condition rating of 79/100 further diminishes its appeal in the luxury segment. Student housing The property's listing price reflects an overvaluation, ultimately limiting its attractiveness in the student housing market. Critical factors such as the 2.8% yield and a neighbourhood score of 57/100 signal potential difficulties in attracting student tenants.
Low Economic Stability The property has a low economic stability score of 45/100, indicating a higher risk of economic downturns affecting tenant income stability and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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