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, 1-bathroom apartment of 82 m² on the 5th floor, built in 1992, energy rating D. Located Eiras e São Paulo de Frades parish, Coimbra municipality, Coimbra district. Noteworthy Features: This apartment includes a sunroom that enhances natural light and a garage with closed access, ensuring secure parking in a desirable location close to downtown Coimbra.
The valuation. The asking price of €135,000 is significantly below the fair value of €181,133, positioning this property as underpriced by €46,133 (34.2%). This discrepancy highlights a favorable opportunity for potential investors.
Fair value modelled at €181,133 from the area baseline, adjusted for condition and location. Asking €135,000 sits €46,133 (34.2%) below — the upside to fair value.
Asking €135,000 versus the Eiras e São Paulo de Frades, Coimbra, Coimbra area baseline of €194,668 (€2,374/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 65 · Materials 60 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 59/100 (Housing Market 50 · Amenities 55 · Economic 60 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Eiras e São Paulo de Frades, Coimbra, Coimbra
Area baseline €194,668 + condition -€12,813 + location +€6,739 = modelled fair value of €181,133 (€2,209/m²), a €46,133 (34.2%) gap versus the €135,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Eiras e São Paulo de Frades · 924473 | Subject | €135,000 | €1,646 | — | 65 | 59 |
| Coimbra · 1d23a2 | Active | €150,000 | €1,271 | 22.8% | 68 | 55 |
| Coimbra · fad833 | Active | €280,000 | €1,677 | 1.8% | 70 | 66 |
| rua Augusto de Matos | Active | €700,000 | €1,818 | 10.4% | 65 | 61 |
| Santo António dos Olivais · aff59c | Active | €390,000 | €1,200 | 27.1% | — | 63 |
| Median comp | €335,000 | €1,474 | 10.5% | 68 | 62 |
Long-term rental This 2-bed apartment in Eiras e São Paulo de Frades, Coimbra presents an attractive investment opportunity, being underpriced by 34.2% compared to its fair value. With a gross yield of 5.7% and a decent condition rating of 65/100, it can generate stable rental income in a market influenced by Coimbra's economic and educational assets. Student housing Given its proximity to Coimbra, this property is well-suited for student housing, benefiting from the area's reliance on the city for educational opportunities. The 5.7% gross yield aligns well with typical returns expected in the student rental market, while its condition score indicates it is livable with potential for minor improvements. Buy-and-hold The favorable gap versus fair value suggests that this property is an excellent buy-and-hold investment for the long term, as it could appreciate in value as the surrounding area continues to develop and draw in demand. Additionally, the 5.7% gross yield provides a reasonable return while waiting for further appreciation in an area backed by Coimbra's economic strength.
Economic Vulnerability With an economic stability score of 60/100, there is a risk that potential downturns could affect property performance and tenant retention.
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