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, 1-bathroom apartment of 98 m², built in 1970, energy rating E. Located on rua Celulose Billerud, 11, Buarcos e São Julião parish, Figueira da Foz municipality, Coimbra district. Noteworthy Features: The property includes two storage rooms, one of which can be easily converted into a second bathroom, adding significant potential for customization.
The valuation. The asking price of €170,000 is significantly above the fair value of €141,069, reflecting an overvaluation of €28,931 or 17.0%. This indicates a potential investment risk at the current listing. Buy-to-flip angle. A resale strategy could focus on cosmetic renovations and marketing to elevate the apartment's appeal, aiming for a quick turnaround despite its current overpricing. Targeting a sale above the purchase price will require effective upgrades. Buy-to-let angle. The estimated rental income of approximately €708/month provides a gross yield of 5%, positioning the property as a potential long-term rental option, especially in a low-crime, semi-rural area that could attract stable tenants over time.
Fair value modelled at €141,069 from the area baseline, adjusted for condition and location. Asking €170,000 sits €28,931 (17.0%) above — overpriced versus fair value.
Asking €170,000 versus the rua Celulose Billerud, 11 area baseline of €175,518 (€1,791/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 59/100 (Housing Market 50 · Amenities 55 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Celulose Billerud, 11
Area baseline €175,518 + condition -€19,447 + location +€5,578 = modelled fair value of €141,069 (€1,439/m²), a €28,931 (17.0%) gap versus the €170,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Celulose Billerud, 11 | Subject | €170,000 | €1,735 | — | 65 | 59 |
| Buarcos e São Julião · 924483 | Active | €140,000 | €1,400 | 19.3% | — | 52 |
| Buarcos e São Julião · 924484 | Active | €124,900 | €1,665 | 4.0% | 55 | 53 |
| Buarcos e São Julião · 924485 | Active | €175,000 | €1,458 | 15.9% | — | 46 |
| rua Clemência, 40 | Active | €240,000 | €1,111 | 35.9% | 55 | 56 |
| Median comp | €157,500 | €1,429 | 17.6% | 55 | 53 |
Long-term rental The property is overpriced at €170,000, presenting a 17% gap from its fair value of €141,069, which could limit future rental returns. With a gross yield of only 5% and a neighbourhood quality score of 59/100, long-term rental viability in this rural setting is uncertain and may not yield expected returns. Value-add renovation Given that the apartment's fair value is significantly lower, any potential renovations may not result in a return justifying the current price. The condition rating of 62/100 indicates that improvement is necessary, yet the property remains overpriced, reducing the attractiveness of a value-add strategy. Buy-and-hold Acquiring this property as a buy-and-hold investment is risky, as the market price exceeds fair value by 17%. The low rental yield, combined with a less favorable neighborhood assessment, suggests that holding onto this asset may not lead to favorable appreciation in the long run.
Economic Risk Given an economic stability score of 50/100, there is a significant risk of economic downturns impacting property value and rental income stability, possibly leading to higher vacancy rates or reduced tenant quality.
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