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, 0-bathroom house of 100 m², built in 1937. Located Cernache parish, Coimbra municipality, Coimbra district. This property features a generous 524 m² outdoor space, ideal for landscaping or recreational use, complementing its potential for extensive renovations.
The valuation. The asking price of €125,000 sits significantly above the fair value of €82,928, making it overpriced by €42,072 or 33.7%. This discrepancy suggests potential buyers may find better value elsewhere.
Fair value modelled at €82,928 from the area baseline, adjusted for condition and location. Asking €125,000 sits €42,072 (33.7%) above — overpriced versus fair value.
Asking €125,000 versus the Cernache, Coimbra, Coimbra area baseline of €123,000 (€1,230/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 15/100 (Condition 12 · Materials 14 · Room dimensions 20). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 58/100 (Housing Market 50 · Amenities 60 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Cernache, Coimbra, Coimbra
Area baseline €123,000 + condition -€93,750 + location +€5,478 = modelled fair value of €82,928 (€829/m²), a €42,072 (33.7%) gap versus the €125,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cernache · 015d3e | Subject | €125,000 | €1,250 | — | 12 | 58 |
| rua São Francisco Xavier, 2 | Active | €269,900 | €2,177 | 74.1% | 12 | 61 |
| rua Convento de Santo António | Active | €139,000 | €863 | 30.9% | 45 | 60 |
| Santa Clara e Castelo Viegas · 015d31 | Active | €380,000 | €1,407 | 12.6% | 52 | 57 |
| praça da República | Active | €385,000 | €1,925 | 54.0% | — | 64 |
| Median comp | €324,950 | €1,666 | 33.3% | 45 | 61 |
Long-term rental The property in Cernache, Coimbra is overpriced at €125,000, exceeding the fair value of €82,928 by 33.7%. This gap, combined with a low condition rating of 15/100, suggests that long-term rental prospects may not adequately compensate for the purchase price. Buy-and-hold Given the current valuation of €125,000 against a fair value of €82,928, this property is overpriced and may not yield satisfactory returns over the long term. The gross yield of 6.9% is attractive, yet the significant disparity in value and poor condition raises concerns about potential appreciation. Family rental The property’s listing price at €125,000 is notably higher than its fair value of €82,928, indicating it is overpriced for family rental purposes. While the neighbourhood rating of 58/100 suggests a decent area, the combination of high cost and the house’s low condition could deter family tenants seeking quality accommodation.
Economic and Tenant Instability The property faces a heightened risk due to its economic stability score of 55/100 and tenant stability score of 60/100, indicating potential volatility in income and tenant retention.
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