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.
2-bedroom, 2-bathroom apartment of 150 m² on the 2nd floor, built in 2012, energy rating B. Located on rua Conde de Avelar, São Martinho do Porto parish, Alcobaça municipality, Leiria district. This apartment features energy-efficient solar panels that contribute to lower utility costs and a modern central vacuum system for added convenience in maintenance.
The asking price of €349,000 is above our fair value estimate of €277,000, leading to a potential downside of €72,000 or 20.8%. The confidence in this fair value is medium. The estimated gross yield stands at 4.4%, approximating €1,280 per month before costs and vacancy. Rental yield. The strategy assessment found no specific investment strategy for this property, which features a good condition rating of 80/100 and a mixed neighbourhood score of 50/100.
The fair value of this property is determined through a combination of the Transaction model and the Adjusted asking-price model, each contributing equally at 50%. The Transaction model uses real transaction data from 135 recorded sales in Alcobaça for the last four quarters. The Adjusted asking-price model assesses current listings, adjusting them to reflect actual sale prices. Conservative adjustments were applied, considering the more conservative area readings, leading to a fair value estimate of €277,000, indicating that the asking price is above the fair value by €72,000, or 20.8%. Overall, the confidence in this evaluation is medium.
Gross yield 4.4% (before costs)
No specific strategy stands out for this property.
Negotiation room: Negotiation room: closed sales in this municipality typically settle about 11% below asking, suggesting an opening conversation near €310,034
The asking price of €349,000 is significantly above the fair value of €277,000, indicating a 20.8% downside versus the asking price. While the apartment's condition is rated at 80/100, suggesting good maintenance, the neighbourhood rating of 50/100 reflects average local appeal, which could impact future demand and value appreciation.
Indicative, before costs, vacancy and management. Not investment advice.
Economic and tenant stability risk The economic stability and tenant stability scores are both at 50/100, indicating a potential vulnerability in attracting and retaining tenants in a fluctuating market. Data quality risk Review findings reveal that the listings for this property disagree, suggesting possible inaccuracies or inconsistencies in the information provided. Fair value certainty risk The property's fair value is estimated at €277,000 with medium confidence, meaning there could be a degree of uncertainty regarding this valuation given the absence of transaction micro-location data.
Grade CFindings: 1
Confirmed findings from our checks of this listing. They inform; they do not change the valuation.
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Models 3.4.3 (Data quality v3 · Valuation v4.2 · Strategy v3.1)
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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